Is the fact that my conveyancer in Shenley is not listed on my bank's solicitor panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Shenley conveyancing practice and ask them why they are no longer on the approved list for your lender.
All was ready to move into my new home in Shenley next Tuesday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not unique to conveyancing in Shenley.
I am purchasing a right to buy a flat in Shenley. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Shenley you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Shenley.
I am looking for a ground for flat up to £305k and found one near me in Shenley I like with amenity areas and transport links nearby, however it only has 49 years on the lease. There is not much else in Shenley in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
My business partner and I are wishing to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering no-sale-no charges for commercial conveyancing in Shenley for below £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Shenley, including the disposal and purchase of businesses as well as simply property. If you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right lawyer. Regarding the charges these will vary based on the structure and nuances of the deal. Let us have your contact information or telephone so as to enable us to supply you with comprehensive commercial conveyancing quote.