At what point can the exchange of contracts take place for domestic conveyancing in Shortlands and do I need to be at the lawyers office?
If you are round the corner to one of the conveyancing solicitors in Shortlands you are invited in to sign the paperwork. That being said, the firms we recommend provide a national conveyancing service and give just as detailed and professional a job for you when dealing with you by post or email. The executing of the sale agreement is not the important part. A signed contract is necessary for the conveyancer to officially exchange at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Shortlands)to be in the office available at the end of the phone to exchange contracts.
My lawyer in Shortlands is not on the Approved Panel. Is it possible for me to retain my family solicitor notwithstanding that they are not on the panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Shortlands lawyers but will need to use a solicitor on their panel. This will result in additional overall conveyancing charges as well as cause frustration.
- Choose a new solicitor to to deal with the purchase, obviously checking they are approved.
- Persuade your based solicitor to try to join the panel
Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a ground floor flat in Shortlands. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in Shortlands?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I recently had an offer accepted on an apartment in Shortlands. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the called me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, are being a right pain. The Shortlands solicitor who is on the conveyancing panel is recommending indemnity insurance as a solution but are insisting on a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why 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.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial premises in Shortlands?
Its becoming the norm that commercial conveyancing solicitors in Shortlands will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Shortlands. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shortlands.
For every commercial conveyancing transaction in Shortlands it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Shortlands commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Shortlands.
I have been on the look out for a ground for flat up to £235,500 and found one close by in Shortlands I like with amenity areas and transport links nearby, the downside is that it only has 49 years on the lease. There is not much else in Shortlands suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.