After what seems like an age a mortgage agreement from NatWest for the refinancing of my 4 bedroom apartment is coming any day now. Can you propose a low cost conveyancing practitioner in Shanklin?

You have come to the wrong place to search for a cheap conveyancing solicitors in Shanklin. Our intention is to offer affordable conveyancing but our intention is not to advertise as being the cheapest. Do not be swayed by organisations offering ninety nine pound conveyancing in Shanklin. At best, in deciding on cheap conveyancing, you will get your money’s worth and at worst it will result in you invoiced for extras and still not end up with the service you were hoping for.

Can you help - my lawyer says that breach of easement insurance is needed on my purchase. What is the level of cover for Shanklin conveyancing?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

When it comes to mortgage companies such as TSB, do Shanklin property lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Shanklin lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Are there any apps to assist me to search for a Shanklin law firm on the Britannia conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the solicitor.

You can use the facility on this website. Please choose the lender and your location and you will see a number of Shanklin conveyancing lawyers based on proximity. We have listed some Shanklin conveyancing firms towards the end of this page and you can telephone them to check if they are on the Britannia member panel

Having checked my lease I have discovered that there are only Seventy years unexpired on my flat in Shanklin. I now wish to extend my lease but my freeholder is can not be found. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to find the lessor. For most situations a specialist should be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the vesting order request to the County Court covering Shanklin.

Leasehold Conveyancing in Shanklin - Examples of Queries before buying

Best to be warned whether redecorating or some other significant cost is coming up to be shared amongst the leasehold owners and will dramatically increase the the maintenance costs or require a specific invoice. The best form of lease structure is a share of the freehold. In this scenario the tenants benefit from control and notwithstanding that a managing agent is often employed where the building is larger than a house conversion, the managing agent retained by the leaseholders. Are any of leasehold owners in arrears of their service charge payments?

What tools are available to search for a Shanklin conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20miles to attend the lawyer.

You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Shanklin and you will see a number of lawyer located nearest Shanklin. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.