My partner and I have recently purchased a house in Ludlow. We have since encountered a number of issues with the property which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Ludlow?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Ludlow. Conveyancing searches and investigations initiated as part of the buying process are designed to help avoid problems. As part of the process, a property owner completes a document referred to as a SPIF. answers ends up being misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ludlow.
How up to date is your search tool for Ludlow conveyancing solicitors on the Kent Reliance conveyancing panel? Do Kent Reliance send you an updated list?
Ludlow conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
We just had an offer accepted to purchase with Darlington Building Society. I went into a couple of high street companies but am unable to find a Ludlow conveyancing firm on the Darlington Building Society approved list. Could you assist?
Feel free to make use of the search tool on this site. Pick the mortgage company and type Ludlow or your preferred area and you will be presented with numerous solicitors offices in Ludlow or by proximity to you.
I have paid off my mortgage with RBS. I assume I don't need a Ludlow conveyancer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
About to purchase maisonette in Ludlow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ludlow solicitor is on the Nationwide conveyancing panel.
My offer was accepted on a property in Ludlow on 23/12/2025, valuation was booked 3 days after, received a clean bill of health. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Ludlow is where the house is located. Is there any guidance you can impart?
Flying freeholds in Ludlow are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ludlow you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ludlow may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Am I best advised to appoint a Ludlow conveyancing lawyer based in the location that I am hoping to buy? I have an old university friend who can execute the conveyancing however her office is 400miles drive away.
The primary upside of using a high street Ludlow conveyancing practice is that you can visit the firm to sign paperwork, hand in your identification documents and pester them if necessary. Having local Ludlow know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that must surpass using an unfamiliar Ludlow conveyancing solicitor just because they are based in the area.