Why would one use a Shifnal conveyancing company given that web based conveyancers are easier on the wallet?

By all means make sure that you compare conveyancing costs in Shifnal and you should seek an affordable fee calculation but don’t waste your energy sourcing the lowest priced Shifnal conveyancer. Locating the right conveyancer can mark the difference between a seamless and a stressful move. It is important that you ensure that you have expert advice from an experienced solicitor. An e-mail can never replace a telephone call and can never replicate a face to face meeting. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can deal with your conveyancing from from the outset to completion, giving the sort of personalised service that you will never get with an online conveyancer. He or She will keep you updated as to any developments making sure that you are regularly updated. If you ever need to contact the firm you will be sure who you need to speak to and we'll endeavour to make sure that you are in the know.

I currently have a mortgage with Virgin Money for my property in Shifnal. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Your original mortgage agreement with Virgin Money will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.

The formalities of my purchase has taken place for my property in Shifnal. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

Santander have agreed my home loan in principle, my offer on a apartment in Shifnal has been accepted, now what?

The estate agent will wish to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s panel). Telephone Santander or your financial adviser and finish off any relevant paperwork. Santander will appoint a valuer who will get in touch with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Shifnal.

Will my lawyer be raising enquiries concerning flooding during the conveyancing in Shifnal.

Flooding is a growing risk for conveyancers dealing with homes in Shifnal. Plenty of people will purchase a house in Shifnal, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to offer advice on flood risk, but there are a number of searches that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Shifnal. The conventional set of information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to find out whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a buyer could issue a compensation claim stemming from an incorrect answer. A purchaser’s conveyancers will also order an environmental search. This will disclose if there is any known flood risk. If so, further inquiries should be initiated.

I have recentlybeen informed that Action Conveyancing have been shut down. They carried out my conveyancing in Shifnal for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shifnal conveyancing specialists.

About to purchase a new build apartment in Shifnal. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Shifnal

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?