In the event thatI were to buy a freehold homein Broseley for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Broseley?

Any savings you would gain would be limited to the Broseley conveyancing searches. A property lawyer still be obliged to do everything else - money laundering, communicating with the vendors conveyancing practitioner, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a charge but it won't be a lot.

It is is a decade since I purchased my house in Broseley. Conveyancing lawyers have now been appointed on the sale but I am unable to locate my deeds. Will this jeopardise the sale?

You need not be too concerned. First the deeds may be with the lender or they may stored with the lawyers who acted in your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Broseley relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.

I am helping my aunt sell her property in Broseley. Does the conveyancing solicitor commission an energy performance certificate or do I organise this?

After the abolition of Home Packs, EPC’s became a mandatory component of selling a property. An energy performance certificate needs to be commissioned in advance of the property being put on the market. This is not something that conveyancers normally arrange. If you are instructing a Broseley conveyancing practitioner they might be willing to arrange energy performance certificates given their contacts with long established Broseley energy assessors

We are due to move home in April. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Broseley. Conveyancing firm was found before I stumbled across this website.

On the afternoon of completion you will need to pick up the house keys from the selling agent but this should only be done once the previous owners lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. You can inform the removal company that you are ready to move in. We do not suggest a specific removal organisation but can help you find a residential property solicitor in Broseley or a legal practice with expertise in conveyancing in Broseley.

We are getting a further advance on our home loan from Yorkshire BS as we wish to carry out improvements to our house in Broseley. Are we obliged to select a nearby Broseley solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?

Yorkshire BS would not normally appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one round the corner in Broseley I like with open areas and station nearby, the downside is that it only has 51 remaining years left on the lease. I can't really find anything else in Broseley suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.

I need to instruct a conveyancing practitioner in Broseley for my remortgage. Is it possible to see a firm’s complaints history with the profession’s regulator?

Members of the public can find documented Solicitor Regulator Association (SRA) determinations arising from investigations started on or after Jan 2008. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.