Is the fact that my solicitor in Shropshire is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Shropshire conveyancing practice and enquire why they are no longer on the approved list for your bank.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Shropshire. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/2/2018, the requirements read as follows :
This question may be naive but I am wet behind the ears as FTB of a garden flat in Shropshire. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Shropshire?
On the day of completion you will not be required to attend the conveyancers office in Shropshire. Conveyancing lawyers for you will arrange to send the completion advance to the seller's solicitors, and once they have received this, you will be called to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am due to move home in March. Does my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Shropshire. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to collect the keys from your selling agent however this should only happen after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Shropshire or a firm that specialises in conveyancing in Shropshire.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shropshire solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Shropshire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I used Arc property Solicitors several years past for my conveyancing in Shropshire. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shropshire of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I would like to rent out my leasehold apartment in Shropshire. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Shropshire do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Shropshire Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing
Who are the managing agents? What is the length of the lease? How many of the leaseholders are in arrears for their maintenance charge payments?