We note that you have a search directory listing solicitors on the Santander conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Shropshire?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shropshire.
We expect to receive a OIP from Lloyds 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 Lloyds recommend any Shropshire solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Shropshire solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I'm spending time viewing houses in Shropshire and I am about to put in an offer. Is it advisable to have a lawyer on ‘stand by’? I will be getting a home loan with Co-operative.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I have decided to exercise my right to buy my property in Shropshire off the council. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
My partner and I are downsizing from our home in Shropshire and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Shropshire lawyer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Shropshire. Having lived in Shropshire for 4 years we know of no issue. Should we contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Are there restrictive covenants that are commonly identified as part of conveyancing in Shropshire?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Shropshire. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Shropshire differ for newly converted properties?
Most buyers of new build or newly converted property in Shropshire approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Shropshire usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shropshire or who has acted in the same development.
I am using a search engine for the term cheap conveyancing in Shropshire it reveals many conveyancersin the vicinity. How do I determine which is the right conveyancing solicitor for the sale of my house?
The ideal method of choosing a suitable conveyancer is through a personal recommendation, so ask friends and relatives who have purchased a property in Shropshire or the reputable estate agent or financial adviser. Charges for conveyancing in Shropshire differ, so it's sensible to obtain at least four quotes from different companies. Be sure to seek confirmation that the costs are guaranteed not to to be inflated.