It has come to my attention via my estate agent that my Shenstone solicitor is not on the lender Solicitor panel. How can I check?
The sensible course of action for you to take is to contact your Shenstone conveyancer. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Can I use your services to find a Conveyancing solicitor in Shenstone even where I’m not buying or selling a house, for example if I wish to buy a shop in Shenstone with a mortgage from Platform Home Loans Ltd?
Our comparison service is mainly there to help choose residential conveyancing solicitors in Shenstone but we have recorded towards the bottom of this page a few Shenstone commercial conveyancing firms. You should enquire with the solicitors directly to check if they can also act for Platform Home Loans Ltd
A friend advised me that if I am buying in Shenstone I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Shenstone conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Shenstone around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Shenstone.
How does conveyancing in Shenstone differ for newly converted properties?
Most buyers of new build property in Shenstone come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Shenstone usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Shenstone or who has acted in the same development.
I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Shenstone. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Shenstone ?
The majority of houses in Shenstone are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Shenstone so you should seriously consider looking for a Shenstone conveyancing practitioner and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer should advise you fully on all the issues.
I acquired a 1st floor flat in Shenstone, conveyancing was carried out March 2004. How much will my lease extension cost? Similar flats in Shenstone with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease comes to an end on 21st October 2079
With only 54 years remaining on your lease we estimate the premium for your lease extension to span between £32,300 and £37,400 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.