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Find a Shifnal Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Shifnal? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Shifnal home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Shifnal conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Shifnal

Will our lawyer be raising questions about flooding during the conveyancing in Shifnal.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Shifnal. Some people will buy a house in Shifnal, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a various searches that can be initiated by the buyer or by their conveyancers which will figure out the risks in Shifnal. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine if the premises has suffered from flooding. If the property has been flooded in past which is not disclosed by the seller, then a purchaser may issue a claim for damages as a result of such an misleading reply. The purchaser’s conveyancers may also order an enviro report. This will indicate whether there is any known flood risk. If so, further inquiries should be made.

I decided to have a survey done on a property in Shifnal before retaining lawyers. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks may refuse to give a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shifnal. Conveyancing will be smoother if you use a solicitor in Shifnal especially if they are acquainted with such properties in Shifnal.

I need to appoint a conveyancing solicitor for purchase conveyancing in Shifnal. I happened to stumble upon a site which seems to have the ideal solution If it is possible to get all the legals done via web that would be ideal. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I own a leasehold house in Shifnal. Conveyancing and Lloyds TSB Bank mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Shifnal who previously acted has now retired. What should I do?

First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Shifnal conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a 1 bedroom flat in Shifnal, conveyancing was carried out in 2011. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Shifnal with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2072

With only 53 years left to run we estimate the price of your lease extension to range between £27,600 and £31,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

My nephew is just in the process of moving house, the home loan was agreed last week in principle. When the offer was accepted on apartment we called the building society to progress the mortgage application. I was disappointed to discover that banks do not accept all lawyer, they need to be on their approved list, is this legal?

Mortgage Companies tend to restrict either the type or the number of conveyancing solicitors on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Shifnal lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.

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Find out more about how flying freehold can affect your the value of a property.