I have given 2 months notice to my existing landlord and must leave my let out apartment in Shotton by the end of next month. Conveyancing on my purchase is underway. Can I complete in 5 weeks as don't want to have to find short term accommodation?
It is unwise to provide notice for your lease until your lawyer suggests that you should. If you have not previously done so, speak to your conveyancer and ask them to they chase the owners solicitors, try to a target completion date that everyone will look towards
I am helping my mother sell her house in Shotton. Will the conveyancer commission an EPC or should I organise this?
Following the abolition of Home Packs, EPC’s was retained a mandatory element of moving house. An energy assessment must be commissioned before the property is marketed. It is not a task that solicitors ordinarily arrange. Where you are instructing a Shotton conveyancing lawyer they may be willing to arrange energy performance certificates due to their contacts with reputable Shotton assessors
When it comes to lenders such as Kent Reliance, do Shotton solicitors face a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Shotton solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Shotton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I own a semi-detached Victorian house in Shotton. Conveyancing lawyer represented me and Barclays . I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Barclays to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be 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 Shotton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who completed the work.
How does conveyancing in Shotton differ for newly converted properties?
Most buyers of new build residence in Shotton come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Shotton tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shotton or who has acted in the same development.
My father has encouraged me to appoint his lawyers for conveyancing in Shotton. Should I choose my own solicitor?
Much as we are happy to recommend a Shotton conveyancing lawyer it’s preferable to find a conveyancing lawyer is to have recommendations from friends or relatives who have used the solicitor that you are contemplating using.