I am hoping to receive a offer of a home loan from Lloyds. I hope to employ the services of a Licensed Conveyancer in Shropshire. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are a couple about to sign contracts for a freehold house in Shropshire. We encountered a problem. Our mortgage offer with Godiva Mortgages Ltd runs out on 6/10/2025 but the sellers are insisting on a completion date of 8/10/2025. Can one prolong the mortgage expiry date?

The person best placed to address this question is your solicitors who should assess if he or she is corresponding with the mortgage broker, owner’s representatives, estate agents or indeed all three taking into account what has gone on in your conveyancing to date.

We have a mortgage agreed in principle with Nationwide. Shropshire conveyancing solicitors have been instructed. What is the average time that one could expect to receive a mortgage offer from Nationwide?

There is no definitive answer here. Have Nationwide conducted the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am expecting a OIP from Barclays this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Shropshire solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Shropshire solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.

Our offer on a house in Shropshire has been agreed to, the owners do nevertheless have a tied purchase. The sellers have placed an offer on a property, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a local conveyancing solicitor in Shropshire. What do I do now? When should I get the mortgage application with Skipton started?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Shropshire conveyancing search fees, etc). The first course of action is to ensure that your conveyancing practitioner is on the Skipton conveyancing panel. As to the subsequent steps this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Shropshire.

Do commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Shropshire?

Many commercial conveyancing solicitors in Shropshire will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Shropshire. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shropshire.

For every commercial conveyancing transaction in Shropshire it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Shropshire commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Shropshire.

The solicitors handling our conveyancing in Shropshire has sent papers to review that indicate that the property is unregistered with epitome documents. How can it be that the property not currently recorded at the Land Registry?

Whilst the vast majorities of properties in Shropshire are now registered with HM Land Registry there are still some that are unregistered. Any property in Shropshire that has been remortgaged since the late 1980’s will have been registered at the HMLR under the compulsory ‘first registration’ scheme. However, if a Shropshire property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Shropshire conveyancing practitioners should be able to handle this type of conveyancing but in the event that uncertainty prevails the standard proposition presently is for the seller’s conveyancer to undertake the registration formalities first and thereafter deal with the dispose of the property to the purchaser - this this chain of events will result in a drawn-out home move.