I plan on acquiring a flat in Shenley Church End. My lawyer is not on the bank conveyancing panel. Can I still appoint my Shenley Church End conveyancing solicitor even though they are excluded from the mortgage company approved list?

Various options include

• Carry on with your preferred Shenley Church End conveyancer but your lender will undoubtedly retain a conveyancer from their approved list. This will result in additional cost and potential interruption.
• Choose a fresh lawyer to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Appeal to your conveyancing practitioner to attempt to join the bank panel

I am hoping to complete my purchase in Shenley Church End next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?

Any lawyer on acting for lenders 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 requirements are not specific to conveyancing in Shenley Church End.

My wife and I own a 4 bedroom Georgian property in Shenley Church End. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold under the exact same address. Is it worth asking Bank of Scotland to clarify?

You should assess the Freehold register you have again and check the Charges Register for 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 Shenley Church End and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing lawyer who conducted the work.

In sourcing the internet for the phrase on line conveyancing in Shenley Church End it shows results of numerous conveyancersin the area. With so much choice what is the best way to find the right solicitor for purchase transaction?

The ideal way of choosing a suitable conveyancer is through a trusted recommendation, so ask colleagues and those you trust who have acquired a property in Shenley Church End or a respected estate agent or financial adviser. Charges for conveyancing in Shenley Church End vary, so it's advisable to secure a minimum of four estimates from different law firms. Dont forget to clarify that the fees are fixed.

I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Shenley Church End. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

The majority of houses in Shenley Church End are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Shenley Church End in which case you should be looking for a Shenley Church End conveyancing practitioner and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your conveyancer should advise you fully on all the issues.

Shenley Church End Leasehold Conveyancing - Examples of Queries before Purchasing

Make sure you discover if there is anything that is prohibited in the lease. For instance some leases prohibit pets being allowed in in a block in Shenley Church End. If you like the propertyin Shenley Church End but your dog is not allowed to make the move with you then you will be faced difficult compromise. Can you tell me if there are any major works in the near future that will increase the service fees? Plenty Shenley Church End leasehold properties will incur a service charge for maintenance of the building invoiced by the management company. Where you purchase the apartment you will have to pay this amount, normally in instalments throughout the year. This can vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met annual, this is usually not a large figure, say approximately £50-£100 but you need to enquire as on occasion it could be surprisingly expensive.