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Find a Shaftesbury Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Shaftesbury? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Shaftesbury conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Shaftesbury

The Shaftesbury conveyancing lawyers that I appointed last week on my purchase in Shaftesbury have suddenly closed. They were on acting for me because I needed a firm on the Clydesdale conveyancing panel and my preferred Shaftesbury lawyer was not. I paid them £170 in advance. What should be my next steps?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.

This question may be naive but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Shaftesbury. Do I receive the keys to the premises on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Shaftesbury?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Shaftesbury conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Barclays has sent the Land Registry the discharge electronically, and
  3. Barclays has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Barclays mortgage has been paid off.

Our sealed bid on a property in Shaftesbury has been accepted, but there is a chain. The owners have offered on somewhere, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a high street conveyancing solicitor in Shaftesbury. What should be my next step? When should I get the mortgage application with Principality started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Shaftesbury conveyancing search charges, etc). First, you should check that your solicitor is on the Principality approved list. As to the next phase this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. In a buoyant market many home buyers would apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with the conveyancing in Shaftesbury.

I have been told that property searches are a common reason for stalling in Shaftesbury house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Shaftesbury.

I am looking for a ground for flat up to £245,000 and identified one round the corner in Shaftesbury I like with amenity areas and railway links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Shaftesbury suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

I am using a search engine for the phrase cheap conveyancing in Shaftesbury it brings up many solicitorsin the vicinity. How do I determine which is the right solicitor for me?

The ideal way of finding a suitable conveyancer is via trusted recommendation, so enquire of colleagues and family who have acquired a property in Shaftesbury or the reputable estate agent or mortgage broker. Charges for conveyancing in Shaftesbury differ, so it's sensible to secure a minimum of three costs illustrations from varying types of property lawyers. Be sure to seek confirmation what costs in the quote includes.

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