What is the best way to find the right solicitor to supply a 1st class service for our conveyancing in Shenley?

Option 1 is to ask your friends and family who they used in the past and if they were happy with the service.

Option 2 is to search the internet for conveyancing in Shenley. Call two or three from the list and invite them to forward you their conveyancing costs illustrations and discuss your needs with the solicitor who will handle the legal process prior tocommitting.

Option 3 is to make use of this site to assist you in finding the right solicitors for you based on your individual expectations including the type of property,timings, complexity and who the proposed lender is. Avoid the trap of appointing ninety nine pound conveyancing in Shenley

I own a freehold premises in Shenley but nevertheless pay rent, why is this and what is this?

It is rare for properties in Shenley and has limited impact for conveyancing in Shenley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

We wanted to use a property lawyer in Shenley for our home move. Our financial adviser has since advised us that our mortgage company Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?

Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Shenley conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more data from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum volume of transactions. Many Shenley conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Shenley is amongst the many areas where the lawyers we recommend are members of the panel for Platform Home Loans Ltd.

My wife and I are buying a flat in Shenley. I might seem paranoid but how we can trust a conveyancer? On completion day we have to deposit funds into their account. What is the protection we have from them run away with our money?

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.

My wife and I buying a 4 bedroom semi-detached house in Shenley. The intention is to carry out an extension to the side at the property.Will the conveyancing process involve checks to ascertain if these works are permitted?

Your solicitor should review the deeds as conveyancing in Shenley can on occasion identify restrictions in the title documents which prevent categories of alterations or necessitated the consent of a 3rd party. Many extensions require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I am buying a property in Shenley. A rare aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must check the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Lloyds where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Shenley.

We are 14 days into a leasehold purchase having been directed to a firm by the selling agent to carry out the conveyancing in Shenley. I am am extremely disappointed with the level of service. Can you you assist me in finding new lawyers?

A lawyer would need to be really poor in order to consider changing them. Has your mortgage been generated? In the event that it has you must inform them of the new lawyer and get the loan are re-sent. The solicitor ideally should be on the mortgage company approved list to avoid escalating expenses and frustration. That should be your starting point. The search tool should help you find a bank approved solicitor for your conveyancing in Shenley