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

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Recently asked questions about conveyancing in Shotton

Can you explain why leasehold purchase conveyancing in Shotton is more expensive?

The conveyancing costs on a leasehold premises in Shotton is frequently more expensive when contrasted to a freehold transaction. This is due to the additional time necessary in communicating with the freeholder and managing agents to obtain information about whether the rent and maintenance fee have been discharged and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the building.

I am helping my step-mother sell her property in Shotton. Does the conveyancing solicitor commission an energy assessment or should I organise this?

Following the demise of HIPs, energy assessments was left as a mandatory part of selling a house. An energy performance certificate needs to be to hand before the property is advertised. It is not something that solicitors ordinarily organise. Where you are instructing a Shotton conveyancing lawyer they may help arrange energy performance certificates due to their relationships with reputable local providers

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Shotton building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Shotton conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend based on their specific requirements. I have no idea who is right.

Provided that the property lawyer is on the bank approved list, they must comply with the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have finally had an offer on a flat in Shotton accepted, but there is a chain. The vendors have placed an offer on a flat, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Shotton. What should be my next step? At what stage should I apply for the mortgage with Nationwide?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Shotton conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Nationwide conveyancing panel. As to the subsequent steps this very much dictated by the uniqueness of your case, motivation for the property and on the state of the market. In a rising market many home buyers will apply for a home loan with Nationwide and arrange for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Shotton.

I am buying my first flat in Shotton benefiting from help to buy. The developers would not move on the price so I negotiated 6k of additionals instead. The sale representative told me not to tell my lawyer about this side-deal as it would jeopardize my loan with Skipton Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What does commercial conveyancing in Shotton cover?

Commercial conveyancing in Shotton covers a broad array of advice, supplied by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I am tempted by the attractive purchase price for a couple of flats in Shotton both have about fifty years remaining on the leases. should I be concerned?

There are no two ways about it. A leasehold flat in Shotton is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the marketability of the property. For most buyers and mortgage companies, leases with less than eighty years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Shotton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a ground floor flat in Shotton, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Shotton with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2083

You have 64 years left to run we estimate the price of your lease extension to range between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

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