I instructed a Shanklin based solicitor for my conveyancing in Shanklin recently. Going through the official terms of business I notewe are liable for costs even if the dealfalls through. Should I go with them or choose a web based firm promoting no completion no cost conveyancing in Shanklin?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to cover those conveyances that do not go ahead. Please beware that these promotions tend not to protect you from expenditure such as Shanklin conveyancing search charges.
We are planning to acquire a house and require a conveyancing solicitor in Shanklin who is on the Bank of Ireland conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Shanklin.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would much rather appoint a Shanklin based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you accept the "fee-free" incentive. Contact the lender and explore if they make available a cash alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Shanklin.
We are due to move house in August. Will my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Shanklin. Conveyancing lawyer was chosen prior to coming across your website.
On the day of completion you can collect the house keys from your selling agent but this can only occur when the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should advise the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in choosing a residential property solicitor in Shanklin or a solicitor with expertise in conveyancing in Shanklin.
When it comes to mortgage companies such as Santander, do Shanklin conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We are getting a further advance on our home loan from Santander as we want to conduct alterations to our home in Shanklin. Do we need to choose a bricks and mortar Shanklin solicitor on the Santander conveyancing panel to handle the paperwork?
Santander would not normally instruct a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.
What are your top tips when it comes to choosing a Shanklin conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Shanklin conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Shanklin conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
If they are not ALEP accredited then what is the reason? How familiar is the practice with lease extension legislation?
I invested in buying a 1st floor flat in Shanklin, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Shanklin with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2094
You have 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.