Would the conveyancing lawyers that you recommend conduct auction conveyancing in Shacklewell?
We know of a few auction practitioners we can connect you with those specialising in auction conveyancing. Shacklewell is just one of the many areas of where our lawyers are based.
I have paid off my mortgage with Nottingham. I assume I don't need a Shacklewell solicitor on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Shacklewell. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. A few days later, the property lawyer called me to say that they were not on the RBS 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 RBS 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 due to exchange contracts on my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being problematic. The Shacklewell solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
I decided to have a survey carried out on a property in Shacklewell before retaining solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some banks may refuse to give a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shacklewell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shacklewell to see if the conveyancing costs will increase in light of this.
What does commercial conveyancing in Shacklewell cover?
Non domestic conveyancing in Shacklewell incorporates a wide array of services, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My husband and I are new to the buying process - had an offer accepted, but the selling agent informed us that the owners will only proceed if we instruct the agent's chosen lawyers as they are insisting on an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Shacklewell
It is unlikely the vendors are behind this. Should the seller desire ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Contact the sellers directly and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Shacklewell conveyancing lawyers - not the ones that will provide the estate agent a introducer fee or hit his conveyancing figures set by corporate headquarters.