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Find a Shelfield Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Shelfield conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Shelfield

Is there a reason to instruct a Shelfield conveyancing solicitors firm when national conveyancers are cheap by comparison?

Its a good idea to get 2 or 3 like-for-like quotes for conveyancing costs in Shelfield and you should seek a reasonable quote but don’t be focused with searching for the lowest priced Shelfield conveyancer. Identifying the right conveyancer can mark the distinction between a smooth and a stressful home move. It is important that you ensure that you have expert advice from a specialist conveyancer. Emails can't take the place of a telephone discussion and are no substitute for a face to face meeting. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from start to finish, giving the sort of personalised service that you rarely receive from an web based conveyancer. Our lawyers will contact you regularly to update you on headway and keep you informed. If you ever need to call the office you will know who you need to speak to and they will ensure you're not left wondering what's going on.

I have given 2 months notice to my existing landlord and have to vacate my rented flat in Shelfield by 20/6/2022. Conveyancing on my purchase is underway. Can I complete in 4 weeks as don't want to have to find temporary accommodation?

It is unwise to provide notice for your lease until exchange of contracts has taken place. Assuming that you have not previously done so, notify to your solicitor and request that they chase the sellers side, try to an acceptable time-line that everyone will work towards

We are buying a flat in Shelfield. I might seem paranoid but how we can trust a lawyer? At some point we will need to send money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

When it comes to mortgage companies such as Santander, do Shelfield conveyancing practitioners incur a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I have a mortgage with Lloyds for my property in Shelfield. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

Your original mortgage agreement with Lloyds will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel solicitor.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Shelfield is the location of the property. Can you offer any advice?

Flying freeholds in Shelfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shelfield you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shelfield may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I today plan to offer on a house that appears to tick a lot of boxes, at a reasonable price which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Shelfield. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Shelfield ?

Most houses in Shelfield are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Shelfield so you should seriously consider shopping around for a Shelfield conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your lawyer should report to you on the legal implications.

Leasehold Conveyancing in Shelfield - A selection of Queries before buying

    How much is the ground rent and service charge? Is the freehold owned jointly by the tenants? Is anyone aware of any major works anticipated that will add a premium to the service fees?

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Find out more about how flying freehold can affect your the value of a property.