Why is leasehold purchase conveyancing in Shifnal is more expensive?

Shifnal leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

Is it correct that all Shifnal CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved practices?

It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.

We expect to receive a OIP from this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Shifnal solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Shifnal solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I have today made my last payment due on my mortgage with . I assume I don't need a Shifnal on the panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your 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 mortgage from the register. , 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:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

Are there restrictive covenants that are commonly identified during conveyancing in Shifnal?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Shifnal. 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…’

I'm buying a new build house in Shifnal with a loan from . The sellers would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not disclose to my conveyancer about this extras as it could impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am thinking of appointing a conveyancing solicitor in Shifnal for my purchase. Is there any facility to see a firm’s record with the profession’s regulator?

Anyone can review published Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training reasons.