I am purchasing a property mortgage free in Shirley. I have lived for the previous 15 years in Shirley. Conveyancing searches are expensive. As I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then almost all of the Shirley conveyancing searches are optional. Your solicitor will 'advise', perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of encouragement . Do consider; if you are likely to sell the house one day, it could be of interest to your future buyer what the searches disclose. Sometimes properties with no practical issues can still throw up detrimental search results. A good conveyancing solicitor in Shirley will provide you some constructive guidance here.

We note that you have a post code search directory listing firms on the Lloyds conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Shirley?

We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Shirley.

I am helping my sister sell her flat in Shirley. Does the solicitor order the EPC or it is for the seller to see to?

After the demise of Home Packs, EPC’s was left as a mandatory component of moving house. An energy performance certificate should be to hand before the property is advertised. This is not as aspect of the sale process that lawyers normally arrange. Where you are using a Shirley conveyancing lawyer they might help arrange energy performance certificates given their contacts with long established Shirley assessors

I am being advised by my conveyancer that lack of right of way insurance is needed on my purchase. What is the level of cover for Shirley conveyancing?

The appropriate level of lack of right of way indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Shirley is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

It has been five months following my purchase conveyancing in Shirley took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How do I identify freehold conveyancing in Shirley?

Option 1 is to ask the people you trust who they used in the past and if they were happy with the service. Option 2 is to look on the internet for conveyancing in Shirley. Call a couple or more firms from the list and request that they email you their conveyancing fees and speak to the lawyer who will conduct your conveyancing before you make your choice. Option 3 is to make use of our search tool to assist you in finding the right solicitors for you based on your unique factors including location,speed, complexity and who the proposed mortgage company is.Do not be fooled by £99 conveyancing solicitors in Shirley