My father advised me that in purchasing a property in Shropshire there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Shropshire which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Shropshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Shropshire conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being problematic. The Shropshire solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I are downsizing from our home in Shropshire and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Shropshire lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Shropshire. Having lived in Shropshire for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You must 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 illness)
I used Wolstenholmes several years ago for my conveyancing in Shropshire. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Shropshire is the location of the property. Can you offer any advice?
Flying freeholds in Shropshire are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shropshire you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shropshire may determine 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.
My step-father has recommend that I instruct his conveyancers in Shropshire. Should I use them?
Much as we are happy to recommend a Shropshire conveyancing lawyer the best way to choose a conveyancing solicitor is to have referrals from friends or family who have actually previously instructed the firm you're considering.
Why is New Build conveyancing in Shropshire more expensive?
Conveyancing in Shropshire for newly converted or new build premises can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual considerations.