At what point can the exchange of contracts take place for sale conveyancing in Shortlands and do I need to attend the conveyancers office?
If you are local to one of the conveyancing solicitors in Shortlands you are welcome to come in to sign documents. However, the firms we work with supply a countrywide conveyancing service and provide as equally detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the important part. A signed contract is necessary for the firm to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, 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 at the appropriate time.
My property lawyer in Shortlands has never been on on the Solicitor Panel. Can I still retain my prefered solicitor notwithstanding that they are excluded from the panel?
The limited options available to you here include:
- Carry on with your preferred Shortlands lawyers but will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as result in frustration.
- Find an alternative lawyer to act in the purchase, obviously checking they are approved.
- Persuade your based solicitor to seek to join the panel
This question may be naive but I am unseasoned as a first time buyer of a ground floor flat in Shortlands. Do I receive the keys to the property on the completion date from my lawyer? If so, I will find a High Street conveyancing solicitor in Shortlands?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I recently had an offer accepted on an apartment in Shortlands. My mortgage broker suggested a . I paid an advanced payment of £175. A few days later, the called me sheepishly admitting 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 apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, are being difficult. 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.
Should commercial conveyancing searches reveal planned roadworks that may impact a commercial estate 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 spend in investigating accurate data on highways that impact buildings and development assets in Shortlands. The report sets out 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 critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Shortlands commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Shortlands.
I have been on the look out for a leasehold apartment up to £305k and found one close by in Shortlands I like with amenity areas and station in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Shortlands for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you need a home loan that many years may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.