We are purchasing our first home. The conveyancing practitioner has calledto check if we wish to order additional conveyancing searches. We are really unsure what's recommended for conveyancing in Shortlands
The quantity and type of Shortlands conveyancing searches depends primarily on the premises, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general approach to risk. What is important is that you adequately comprehend what information each search could provide. Then you can decide if you consider that you need that search. If unsure, ask the lawyer to recommend.
We are planning to acquire a flat and need a conveyancing solicitor in Shortlands who is on the Nationwide approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Shortlands.
This question may be naive but I am unexperienced as FTB of a garden flat in Shortlands. Do I pick up the keys to the property on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Shortlands?
On the day of completion you do not need to go to the conveyancers office in Shortlands. Your solicitors will arrange to send the completion advance to the owner’s solicitors, and once they have received this, you will be able to receive the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
Is it the case that all Shortlands solicitor firms on the Lloyds conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being pedantic. The Shortlands solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I own a renovated Georgian property in Shortlands. Conveyancing practitioner represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Birmingham Midshires to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shortlands and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with your conveyancing practitioner who completed the work.
There are only 62 years unexpired on my lease in Shortlands. I now want to extend my lease but my landlord is can not be found. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you have done all that could be expected to track down the landlord. In some cases a specialist would be useful to try and locate and prepare a report which can be used as evidence that the landlord can not be located. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the application to the County Court overseeing Shortlands.
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Shortlands conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Shortlands conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Shortlands premises is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268