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Find a Shenstone Conveyancing Solictior on Your Lender’s Panel

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

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Recently asked questions about conveyancing in Shenstone

We are purchasing a end of terrace house in Shenstone. Our aim is to an extension at the rear at the house.Will the conveyancing process involve enquiries to determine if these works are permitted?

Your property lawyer should check the deeds as conveyancing in Shenstone can sometimes identify restrictions in the title documents which prohibit categories of changes or require the permission of another owner. Some extensions need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.

I had a mortgage agreed in principle with Nottingham. Shenstone conveyancing practitioners were instructed. How long does it take for Nottingham to issue the offer to the conveyancer?

There is no definitive answer here. Have Nottingham conducted the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

The formalities of my remortgage has taken place for my property in Shenstone. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I decided to have a survey carried out on a house in Shenstone prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend not give a mortgage on this type of premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shenstone. Conveyancing may be slightly more expensive based on your lender's requirements.

We're first time buyers - had an offer accepted, yet the agent advised that the seller will only move forward if we instruct the agent's chosen conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Shenstone

We suspect that the owner is not behind this ultimatum. If they require ‘a quick sale', alienating a motivated buyer is going to damage their objectives. Try to communicate with the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Shenstone conveyancing firm - not the ones that will earn their estate agent a commission or meet his conveyancing thresholds pre-set by corporate headquarters.

Back In 2004, I bought a leasehold house in Shenstone. Conveyancing and Halifax mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Shenstone who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. You do not need to incur the fees of a Shenstone conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I invested in buying a 1 bedroom flat in Shenstone, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Shenstone with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease runs out on 21st October 2076

With just 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

How and when do I cover the costs of stamp duty chargeable for my conveyancing in Shenstone?

Most lawyers tend to complete a stamp duty return for you during your Shenstone purchase transaction for signature. On completion your solicitor will submit the STL Return Form to the Inland Revenue and - assuming they have the money - settle any Stamp Duty due on your behalf.

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Neighbouring Locations

Burntwood
Lichfield
Fradley
Shenstone

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