Is the fact that my solicitor in Shifnal is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of her work?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Shifnal conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Last November we completed a house move in Shifnal. We have since encountered a number of issues with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered as part of conveyancing in Shifnal?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Shifnal. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, a seller answers a form referred to as a Seller’s Property Information Form. answers provided is misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Shifnal.

The Shifnal conveyancing solicitors that just started acting on my purchase in Shifnal have without warning shut down. I chose them because I needed a solicitor on the Bank of Ireland conveyancing panel and my preferred Shifnal lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to assist.

I'm buying my first flat in Shifnal with a loan from The Mortgage Works. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about this deal as it would impact my mortgage with The Mortgage Works. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We expect to complete the disposal of our £325,000 apartment in Shifnal in 8 days. The landlords agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge such fees for a flat conveyance in Shifnal?

Shifnal conveyancing on leasehold apartments normally involves the purchaser’s conveyancer submitting questions for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be content to do so. They are entitled to invoice a reasonable administration fee for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The management information fee required by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is not strictly payable. In reality one has no option but to pay whatever is requested of you should you wish to sell the property.

I acquired a studio flat in Shifnal, conveyancing was carried out 8 years ago. How much will my lease extension cost? Similar flats in Shifnal with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2101

With only 75 years left to run the likely cost is going to be between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.