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Find a Shenley Church End Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Shenley Church End conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Shenley Church End

Is the fact that my solicitor in Shenley Church End is not identified on my bank's conveyancing panel that there is a problem with the standard of his work?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Shenley Church End conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

My apartment in Shenley Church End is up for sale and I have a buyer. Will my lawyer have to be on the UBS conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

Given that I am about to part with over three hundred thousand on a two bedroom apartment in Shenley Church End I wish to talk to a solicitor regarding thehouse move in advance of giving the go ahead to the firm. Is this something that you can arrange?

This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your property ownership legalities in Shenley Church End.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Shenley Church End should be the figure that you end up paying.

My husband and I are new to the buying process - had an offer accepted, yet the property agent informed us that the vendor will only go ahead if we appoint their chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is accustomed to conveyancing in Shenley Church End

It is highly unlikely the sellers are driving this. If they want ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Contact the vendors directly and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your preferred Shenley Church End conveyancing firm - not the ones that will give the estate agent a kickback or meet his conveyancing thresholds pre-set by senior management.

I want to let out my leasehold flat in Shenley Church End. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

The lease dictates relations between the freeholder and you the leaseholder; in particular, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Shenley Church End do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I bought a ground floor flat in Shenley Church End, conveyancing formalities finalised December 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Shenley Church End with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2093

With just 69 years remaining on your lease we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

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