We see that you have a post code search directory identifying law firms on the Lloyds conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Shinfield?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shinfield.
The Shinfield conveyancing solicitors that just started acting on my purchase in Shinfield have without warning closed. I chose them because I had to have a solicitor on the Clydesdale conveyancing panel and my family Shinfield lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.
Due to the input of my in-laws I had a survey completed on a house in Shinfield prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will refuse to grant a loan on this type of property.
It varies from the lender to lender. Santander has different instructions from Halifax. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Shinfield. Conveyancing will be smoother if you use a solicitor in Shinfield especially if they are accustomed to such properties in Shinfield.
How difficult is it to switch solicitor as I have to find one who is on the Bank of Ireland conveyancing list. I hired a local conveyancing solicitor in Shinfield five minutes from me but the firm is not approved by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Shinfield on the Bank of Ireland panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Shinfield. In utilising search facility on this website, you can contrast costs for conveyancing solicitors in Shinfield and beyond.
I am intending to let out my leasehold apartment in Shinfield. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Shinfield do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a split level flat in Shinfield, conveyancing having been completed 7 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Shinfield with an extended lease are worth £180,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2085
With 59 years remaining on your lease the likely cost is going to be between £20,900 and £24,200 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
Two months into buying a property in Shinfield. Conveyancing lawyer has told us the property is "Leasehold". Will this likely impact our lender’s valuation?
Shinfield conveyancing does not normally involve leasehold houses. The crucial factor here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's essentially freehold, so it’s unlikely to impact the marketability significantly.
At the other extreme, if it's, say, 50 years it is bound to have a significant impact on the value, and most likely wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be set out in the lease to be supplied to your conveyancer.