I am considering applying for a Principality mortgage for purchase of a newly converted (under development) in Shropshire with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am helping my sister sell her house in Shropshire. Does the conveyancer order the energy assessment or it is for the seller to see to?
After the abolition of Home Information Packs, EPC’s was kept a required element of moving property. An EPC needs to be to hand prior to the property being advertised. It is not as aspect of the sale process that lawyers normally organise. If you are instructing a Shropshire conveyancing lawyer they might be willing to arrange EPC’s given their relationships with long established Shropshire accredited person
We are buying a 4 bedroom semi-detached house in Shropshire. We would like to carry out a loft conversion at the house.Will legal work on the property include checks to determine if these alterations were previously refused?
Your solicitor should check the deeds as conveyancing in Shropshire can occasionally identify restrictions in the title deeds which prohibit certain alterations or necessitated the consent of a 3rd party. Some works call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
Our sealed bid on a semi in Shropshire has been accepted, but there is a chain. The owners have offered on a flat, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a nearby conveyancing solicitor in Shropshire. What should be my next step? When should I get the mortgage application with HSBC going?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Shropshire conveyancing search costs, etc). First, you must ensure that your solicitor is on the HSBC approved list. As to the next steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a rising market many purchasers would apply for a home loan with HSBC and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Shropshire.
What can a local search reveal concerning the property I am buying in Shropshire?
Shropshire conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company such as PSG The local search is essential in every Shropshire conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Me and my brother purchased a semi-detached Edwardian property in Shropshire. Conveyancing practitioner represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shropshire and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Shropshire I like with open areas and station in the vicinity, however it only has 49 remaining years left on the lease. I can't really find anything else in Shropshire suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
Do I need to be concerned by estate agents that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Shropshire conveyancing firm?
As is the case with lots of service providers, often suggestions from family and friends can be extremely useful or valuable. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward solicitors to retain. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. Don't forget that many banks specify a panel list of lawyers you must use for the mortgage aspect of your house move.