I am expecting a mortgage offer from Halifax. My intention is to employ the services of a Licensed Conveyancer in Shelfield. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
What is the optimum way to discover of the solicitor carrying out my conveyancing in Shelfield is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus spending £175.00 in supplemental conveyancing costs.
Please do take advantage of the find a lender approved solicitor tool on this web page. Please choose the lender and type ‘Shelfield’ or your preferred area and you will discover a number of lawyer based in Shelfield or near you.
There are plenty of conveyancing solicitors in Shelfield but how do I know who's good?
We would encourage you not to base your choice on the lowest Shelfield conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have decided to exercise my right to buy my property in Shelfield off the council. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
My sealed bid on a property in Shelfield has been agreed to, but there is a chain. The vendors have put an offer on a flat, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have selected a high street conveyancing solicitor in Shelfield. What should be my next step? At what stage do I apply for the mortgage with Lloyds?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx £1k, then survey, Shelfield conveyancing search costs, etc). First, you should ensure that your property lawyer is on the Lloyds approved list. Regarding the subsequent steps this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with searches.
Am I right to be wary about estate agents that I am dealing with are suggesting an internet conveyancing firm rather than a High Street Shelfield conveyancing company?
As is the case with many service providers, often recommendations from relatives can be extremely useful or valuable. Yet there are numerous parties with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders may recommend solicitors to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to appoint your preferred lawyer. However, bear in mind that some mortgage providers operate an approved list of conveyancers you are obliged to use for the mortgage related work in your house move.
I bought a property in Shelfield last 3/12/2024 and to date it is still not recorded with the Land Registry. It was part of a development site and my conveyancer told me that it can take twelve months to register. I have contacted HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
Call your solicitor - Where you are unsatisfied with the responses, enquire as to their internal complaints protocol and escalate your problem to a Complaints Manager. Registrations for Shelfield conveyancing are not known to be especially complex.