We are purchasing a property and require a conveyancing solicitor in Shinfield and Arborfield who is on the Coventry BS solicitor panel. Can you recommend a local conveyancing 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 Coventry BS . We don't recommend any particular firms conducting conveyancing in Shinfield and Arborfield.
My property lawyer in Shinfield and Arborfield is not on the Skipton Building Society Solicitor Panel. Is it possible for me to use my family solicitor even though they are not on the Skipton Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Shinfield and Arborfield solicitors but Skipton Building Society will need to instruct a solicitor on their panel. This will inevitably rack up the total conveyancing fees and cause delays.
- Choose an alternative lawyer to act in the conveyancing, remembering to check they are on the Skipton Building Society panel
It has been four months following my purchase conveyancing in Shinfield and Arborfield concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I right to be suspicious about third parties that I am dealing with are suggesting a national conveyancing firm rather than a local Shinfield and Arborfield conveyancing firm?
As with many professional services, often suggestions from relatives can be extremely useful or valuable. But there are many parties with a vested interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward lawyers to choose. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You are at liberty to choose your preferred lawyer. However, bear in mind that some banks operate an approved list of lawyers you are obliged to use for the mortgage aspect of your conveyancing.
What are the common defects that you encounter in leases for Shinfield and Arborfield properties?
Leasehold conveyancing in Shinfield and Arborfield is not unique. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:
-
A provision for the recovery of money spent for the benefit of another party.
You will have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Skipton Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.
I own a 1st floor flat in Shinfield and Arborfield, conveyancing formalities finalised April 2012. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Shinfield and Arborfield with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2094
You have 69 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.