Would the conveyancing practitioners identified via your search tool execute auction conveyancing in Shaftesbury?

There are a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Shaftesbury is just one of our areas of where our lawyers have a presence.

My bid for a property was accepted at auction in Shaftesbury. Conveyancing is necessary. What happens now?

Having exchanged you will need to find a conveyancing lawyer as a matter of urgency as you are faced with a tight a fixed date to complete the purchase. All auction property will ordinarily have a bespoke auction pack. This will likely include most,if not all of the documents that your solicitor requires. In the case of leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

My partner and I have organised the release of further monies on our home loan from Bank of Ireland as we wish to conduct alterations to our home in Shaftesbury. Do we need to choose a nearby Shaftesbury solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.

I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being pedantic. The Shaftesbury solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

Do commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Shaftesbury?

Its becoming the norm that commercial conveyancing solicitors in Shaftesbury will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Shaftesbury. 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 Shaftesbury.

For every commercial conveyancing transaction in Shaftesbury it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Shaftesbury commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Shaftesbury.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Shaftesbury is the location of the property. Can you shed any light on this issue?

Flying freeholds in Shaftesbury are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shaftesbury you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shaftesbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Last September I purchased a leasehold house in Shaftesbury. Do I have any liability for service charges for periods before my ownership?

In a situation 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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 invested in buying a leasehold flat in Shaftesbury, conveyancing was carried out May 2009. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Shaftesbury with an extended lease are worth £260,000. The ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2100

With only 75 years left to run we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.