Is there a reason to appoint a Shropshire conveyancing solicitors firm when national conveyancers are more affordable?
By all means make sure that you shop around for conveyancing costs in Shropshire and you should seek a reasonable quote but don’t become consumed with scouring the internet for the lowest priced Shropshire conveyancer. Identifying the right conveyancer can be the distinction between a seamless and a frustrating home move. It is important that you ensure that you have expert advice from a specialist lawyer. Emails can't take the place of a telephone call and can never replicate a face to face consultation. Our partner firms will appoint you a qualified and top rated conveyancing solicitor that will handle your conveyancing from beginning to end, giving the sort of continuity that you rarely receive from an online conveyancer. Our lawyers will update you on progress making sure that you are ensuring that you are updated at regular intervals. If you ever need to contact the office you will know who you need to speak to and they will endeavour to make sure that you're not left wondering what's going on.
I am purchasing a new build house in Shropshire with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of additionals instead. The property agent told me not disclose to my lawyer about this deal as it would jeopardize my loan with Birmingham Midshires. 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.
I am looking for a flat up to £195,000 and found one round the corner in Shropshire I like with amenity areas and railway links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Shropshire in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage that many years will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
Last August I purchased a leasehold flat in Shropshire. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a ground floor flat in Shropshire, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Shropshire with a long lease are worth £190,000. The ground rent is £65 levied per year. The lease comes to an end on 21st October 2080
You have 61 years remaining on your lease we estimate the price of your lease extension to be between £19,000 and £22,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
Should I be worried if there is a problem with the searches carried out as part of our conveyancing in Shropshire?
Normally, most issues that arise in Shropshire conveyancing search results can be addressed in advance of completion or indemnity insurance can be put on cover. You need to note that although you may be purchasing the premises and may be willing to accept the search results, your building society or bank may not, and when all said and done the decision rests with them.