I am six weeks into the sale of my house in Shrewsbury and the estate agent has just called to advise that the purchasers are switching solicitor. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. Why would a major mortgage company only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Shrewsbury ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.

Why do I have to pay up front for my conveyancing in Shrewsbury?

If you are buying a property in Shrewsbury your solicitor will request that you put them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. If any deposit is payable against the total price then this will be needed shortly before exchange of contracts. The final balance that is due should be sent to your lawyer a couple of days prior to the day of completion.

How do I discover of the solicitor handling my conveyancing in Shrewsbury is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Norwich and Peterborough Building Society thus paying £192.00 in additional legal invoice.

Please do take advantage of the search tool on this web page. Pick the mortgage company and type ‘Shrewsbury’ or your preferred area and you will see a number of lawyer located in Shrewsbury or near you.

I am buying a new build flat in Shrewsbury. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Shrewsbury

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

We are a fortnight into a leasehold purchase having been directed to a firm by the estate agent to handle our conveyancing in Shrewsbury. I am am starting to be frustrated with the level of service. Can you help me find new lawyers?

A conveyancer would have to be really bad to suggest replacing them. Has your mortgage been issued? In the event that it has you need to inform them of the replacement lawyer and ensure the loan are issued to the new lawyers. Your conveyancer should be on the mortgage company approved list to avoid added expenses and complications. So that should be your starting point. Our find a solicitor tool should help you find a lender approved solicitor for your conveyancing in Shrewsbury