I plan on acquiring residence in Shelfield. My lawyer is not on the bank solicitor panel. Am I still permitted to appoint my Shelfield conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
Your options include
- Carry on with your preferred Shelfield conveyancing practitioner but your bank will need to retain a conveyancing practitioner from their approved panel. The net result is additional charges and likely frustration.
- Get a fresh property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your property lawyer to seek to join the bank panel
If you had a top tip for selecting a conveyancing solicitor in Shelfield what would it be?
We would encourage you not to base your choice on the lowest Shelfield conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am currently in the process of buying my council flat in Shelfield. I have a mortgage offer with Clydesdale. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
My offer on a semi in Shelfield has been accepted, but there is a chain. The sellers have offered on somewhere, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a nearby conveyancing solicitor in Shelfield. What do I do now? When should I get the mortgage application with Principality going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of one thousand pounds, then survey, Shelfield conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the Principality conveyancing panel. Regarding the next stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. During a rising market the majority of buyers would apply for a home loan with Principality and arrange for the valuation and only if it comes back ok would they request their conveyancer to proceed with the conveyancing in Shelfield.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Shelfield I like with open areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Shelfield in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage that many years may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Are there any apps to assist me to locate a Shelfield law firm on the Nationwide Building Society conveyancing panel? I am a keen cyclist and am happy to travel upto 25miles to meet the lawyer.
Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Shelfield conveyancing lawyers located nearest you. We have listed some Shelfield conveyancing firms towards the end of this page and you can telephone them to verify if they are on the Nationwide Building Society approved list
Am I better off to appoint a Shelfield conveyancing lawyer based in the location that I am buying? We have a good friend who can perform the legal work however his firm is located a couple of hundredmiles away.
The primary upside of using a local Shelfield conveyancing firm is that you can drop in to execute documents, deliver your identification documents and apply pressure on them where appropriate. Having local Shelfield know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should trump using an unfamiliar Shelfield conveyancing lawyer solely due to them being Shelfield based.