We are about to sign contracts for a ground floor flat in Shelfield. We have hit a snag. Our mortgage offer with Nationwide Building Society runs out on 21/6/2019 but the owners are putting forward a completion date of 25/6/2019. Can one extend the loan expiry date?
The person best placed to address this question is your solicitors who will hopefully calculate if they better off negotiating with the lender, owner’s lawyers, selling agents or conceivably all three based on the circumstances your conveyancing to date.
My father pointed out to me me that in buying a property in Shelfield there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Shelfield which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Shelfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Shelfield CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing panel?
Some major banks and building societies now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Shelfield bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Shelfield conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
Provided that the lawyer is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am looking for a flat up to £195,000 and found one close by in Shelfield I like with open areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Shelfield for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
My business partner and I are planning to take over a lease of a shop on the high street. Can you recommend lawyers offering no-sale-no costs for non-domestic conveyancing in Shelfield for below 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Shelfield, including the sale and purchase of businesses as well as simply property. Whether you are looking to purchase or dispose of a shop, pub, restaurant, office, retail premises or a complete business we can find you the right lawyer. Regarding the charges these will vary based on the structure and nuances of the deal. Please provide us with your contact information or email so as to enable us to supply you with a fixed commercial conveyancing quote.
How much will conveyancing in Shelfield cost?
The total sum levied for Shelfield conveyancing charges are likely to be calculated at:
- a set charge; or
- on a time spent basis (i.e. the time spent on the particular case).
In practice very few Shelfield conveyancing practices invoice on an hourly basis