The conveyancer who assisted with my former purchase has given a fee calculation of £1400 for leasehold conveyancing in Shenfield. I’m looking to sell a newly refurbished property for £300,000. Are these estimated fees excessive? Is it above the average fee for conveyancing in Shenfield?
The charges are a little high. If you are content to spend time scrutinising prices you could shave off some of the cost by as much as £100 plus VAT. On the other hand, you maycome to rue opting for an an unknown lawyer. Remember to check that the solicitor can also act for your mortgage company. Do employ our search tool to locate a Shenfield conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Shenfield.
We are looking to buy a property and require a conveyancing solicitor in Shenfield who is on the UBS approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Shenfield.
What happens if my lawyer’s firm is removed from the HSBC Conveyancing panel ahead of completing my conveyancing in Shenfield?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to lenders such as Santander, do Shenfield solicitors have to pay a fee to be on the conveyancing panel?
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.
I have decided to exercise my right to buy my property in Shenfield off the council. I have a mortgage offer with Aldermore. 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 use 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Shenfield building society branch on a couple of occasions and was informed it wasn't a problem and they would lend. My Shenfield conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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.
We're novice buyers - agreed a price, but the estate agent has warned us that the seller will only proceed if we instruct the agent's recommended solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Shenfield
It is unlikely the owners are driving this. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Contact the vendors directly and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to use your own,trusted Shenfield conveyancing lawyers - as opposed tothe ones that will give the negotiator at the agency a referral fee or achieve conveyancing targets demanded by senior management.