A loan offer from Santander for the refinancing of my 2 room flat is coming any day now. Are you able to recommend a low cost conveyancing practitioner in Shropshire?
You have arrived at the wrong place to search for the cheapest conveyancing solicitors in Shropshire. We can offer you cost effective conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing organisations seducing you with £100 conveyancing in Shropshire. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will get your money’s worth and at worst you will end up with a surprising uplift in extras and still not receive the service expected.
I require conveyancing for a flat in a relatively new development (seven years old) in Shropshire. Almost all the appartments have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Shropshire?
You would be opening yourself up to an unnecessary risk in failing carrying out Shropshire conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your lawyer conducts them. Where time pressures and expenses are top of your concerns you should consider with your lawyer about the viability of search insurance
Can you explain why leasehold purchase conveyancing in Shropshire is more expensive?
The conveyancing charges for a leasehold property in Shropshire is often greater than on a freehold property. This is due to the additional work required in dealing with the freeholder and management company to collate the information about whether the rent and maintenance fee have been discharged and whether there are any large sums expected to be spent in the near future on repairs or maintenance of the building.
Will our conveyancer be asking questions about flooding as part of the conveyancing in Shropshire.
Flooding is a growing risk for lawyers specialising in conveyancing in Shropshire. There are those who purchase a house in Shropshire, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a number of searches that may be undertaken by the buyer or by their solicitors which can give them a better understanding of the risks in Shropshire. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine whether the premises has ever been flooded. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser may commence a compensation claim as a result of such an incorrect reply. The purchaser’s solicitors should also conduct an environmental search. This should reveal whether there is a recorded flood risk. If so, further investigations should be made.
I used Wolstenholmes a few 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 help locate 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.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Shropshire is where the house is located. What do you suggest?
Flying freeholds in Shropshire are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shropshire you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shropshire 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.