I have given 2 months notice to my current landlord and must vacate my rented apartment in Shillington by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in 4 weeks as I wish to avoid having to find temporary accommodation?

Generally one should not serve notice on a rental unless you have exchanged. Assuming that you have not previously done so, contact to your lawyer and urge them to they seek the assistance the sellers lawyers, try to get a realistic time scale from them that all parties will look towards

Are all Shillington Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?

Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Shillington lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

I am selling my flat. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Leeds Building Society are being problematic. The Shillington solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Shillington is the location of the property. What do you suggest?

Flying freeholds in Shillington are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shillington you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shillington may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am tempted by the attractive purchase price for a two maisonettes in Shillington which have approximately 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are no two ways about it. A leasehold apartment in Shillington is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the salability of the property. The majority of buyers and mortgage companies, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Shillington conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Shillington Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

It is important to be aware whether a new roof is being installed or some other major work is anticipated to be shared between the tenants and may well materially impact the level of the service charges or result in a one off invoice. For most Shillington leaseholds the cost for major works tend not to be included within service charges, although a few managing agents in Shillington ask leasehold owners to contribute towards a reserve fund created for the specific purpose of building a fund for larger works. Where a Shillington lease has no more than 80 years it will affect the salability of the flat. Check with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension sooner rather than later and you need to have some idea of what this would cost. For most Shillingtonlease extensions you would need to own the premises for two years before you are entitled to exercise a lease extension.

How do I find the right lawyer for my conveyancing in Shillington ?

First ask the people you trust they would would seek assistance from. Option 2 is to look on the web for conveyancing in Shillington. Call two or three from the list and ask them to send you their conveyancing quote and speak to the lawyer who will handle your conveyancing before you commit. Option 3 is to make use of our search tool to help you find the right solicitors for you based on your unique requirements including location,speed, complexity and who the proposed mortgage company is.Resist the temptation to appoint lowest cost conveyancing solicitors in Shillington