My wife and I are soon to exchange buying a property in Wem but as a result of damage from the recent storms I have managed to agree compensation from the vendor in the sum of six thousand pounds by way of a deduction in the price. This was going to be addressed as part of the conveyancing process however Co-operative are not allowing this. Should they have been notified?

Any conveyancing practitioner being on the Co-operative approved list is required to disclose to Co-operative of any changes to the sale price. If you were to refuse your lawyer to notify the price change to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancing practitioner for your conveyancing in Wem.

Despite weeks of looking the Title Certificate and documents to our home can not be found. The solicitors who did the conveyancing in Wem 10 years ago are no longer around. Will I be able to sell the house?

Assuming the title is registered the information relating to your ownership will be retained by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, find your property and get current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I am buying a new build apartment in Wem. Conveyancing is a frightening process 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 legal work.

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

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

We're first time buyers - agreed a price, but the selling agent informed us that the vendor will only proceed if we use the agent's chosen lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Wem

We suspect that the seller is not behind this request. If they desire ‘a quick sale', turning down a motivated buyer is counter productive. Contact the vendors directly and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred Wem conveyancing solicitors - not the ones that will earn the estate agent a introducer fee or meet his conveyancing figures set by HQ.

My husband and I have recently had an offer accepted on a property and had meeting on Wednesday with HSBC for the mortgage. They have informed me that when it comes to appointing a property lawyer that unless they are on their approved panel of property lawyers then we will be subject to an an additional fee of about two hundred pounds. This is is due to the fact that they would then have to select a property lawyer to act for them as well as the one we select on our behalf and we assume responsibility for their costs. I have requested HSBC to supply me with a list so I can request estimates only from their approved lawyers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?

You can enquire of HSBC what their panel criteria is for a conveyancer.Then ask the lawyer of your choice whether they meet the criteria and have they acted on loans for HSBC previously. Where the answer to those is yes, then just double check with HSBC. Alternatively please make use of our search facility and we should be able to find you a solicitor in Wem on the panel for HSBC.