I am in the market for a low cost property lawyer. Do I opt for an internet conveyancer or a high street Shenstone conveyancing solicitor?

Shenstone is a special area, where neighbourhood experience is a big bonus. The laid-back lifestyle has it’s attractions – but not when it comes to your home move. The solicitors that we recommend possess wide Shenstone know how with a proactive, can doapproach that helps everything runs smoothly. It will certainly help that they can make use of long term rapport with mortgage brokers, estate agents, valuers and counterpart Shenstone conveyancing practices

As someone with no idea as to the Shenstone conveyancing process what’s the number one tip you can impart for the house moving process in Shenstone

Not many law firms or advisers will tell you this but conveyancing in Shenstone and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for friction between you and other parties involved in the ownership transfer. E.g., the vendor, selling agent and even potentially a mortgage company. Appointing a lawyer for your conveyancing in Shenstone should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to protect your legal interests and to protect you.

We are witnessing a distinct ongoing adversarial element to conveyancing- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer above the other players when it comes to the legal transfer of property.

My Conveyancer in Shenstone has never been on on the Britannia Solicitor Panel. Is it possible for me to continue with my family solicitor even though they are not on the Britannia list of approved lawyers?

The limited options available to you here include:

1. Carry on with your preferred Shenstone solicitors but Britannia will need to instruct a solicitor on their panel. This will inevitably rack up the total legal charges and cause frustration.
2. Get an alternative solicitor to to deal with the conveyancing, not forgetting to check they are Britannia approved.
3. Try to convince your Britannia solicitor to try to join the Britannia panel

Taking into account that I will soon spend hundreds of thousands of pounds on a house in Shenstone I would like to have a conversation with the conveyancer about myconveyancing before instructing the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be doing your property ownership legalities in Shenstone.There is no ‘factory style conveyancing’ - every client is an important person, not a matter reference. The law firms that we put you in touch with believe that the fees you are quoted for residential conveyancing in Shenstone should be the amount on the final invoice that you end up paying.

I acquired a property in Shenstone last 12/7/2024 and to date it is still not registered with the Land Registry. It was part of a development site and my lawyer told me that it can take twelve months to register. I have called HMLR directly and they say that the initial application was cancelled due to failure to reply to requisitions. Do I need to be concerned?

It is your solicitor that you should get in touch with in order to satisfy any questions which have arisen as part of the registration formalities for your Shenstone property. Normal Shenstone conveyancing practice includes an undertaking on the part of the previous owner’s conveyancing practitioner that they will assist in resolving any registration raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.