We have rather brash vendors who has suggested a preliminary agreement with a non-refundable deposit two thousand pounds. Are such contracts promoted for Shropshire conveyancing transactions?

There are a couple of primary concerns with signing a lock out contract (sometimes termed a shut-out contract) is that it can distract from moving forward with the conveyancing work, so unless it requires little or no negotiation then it may transpire to be a cause of frustration and delay. It is not particularly popular amongst Shropshire conveyancing practitioners as a result. A further issue is the extent of the remedies available - a jilted buyer is not likely to obtain an injunction to bar the vendor disposing of the property to another buyer, so the only remedy open via the contract will be the reimbursement of wasted charges and, in rare circumstances, the extra payment of penalties.

We are selling our flat in Shropshire. Will my conveyancer have to be required to be on the Lloyds conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Lloyds conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

I completed on my home on 8 September and my personal details are still not registered. Any reason for this? My conveyancing solicitor in Shropshire said it will be registered inside ten days. Are titles in Shropshire particularly slow to register?

As far as conveyancing in Shropshire registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. As of today in the region of three quarters of submission are fully addressed within 12 days but some can be subject to extensive delays. Registration takes place after the buyer is living at the property therefore post completion formalities is not typically primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.

I'm purchasing a new build house in Shropshire benefiting from help to buy. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my lawyer about the deal as it will jeopardize my mortgage with Halifax. 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.

Can you offer any advice when it comes to appointing a Shropshire conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a property lawyer for lease extension works (regardless if they are a Shropshire conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non Shropshire conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

If the firm is not ALEP accredited then why not?

Shropshire Conveyancing for Leasehold Flats - Examples of Questions you should consider before buying

It would be prudent to find out as much as possible concerning the managing agents as they can either make living at the property much easier or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day matters such as the cleanliness of the communal areas. Enquire of other people what they think of them. In conclusion, be sure you discover the dates that you are obliged pay the service charge to the relevant party and precisely how they are spending that money. Are any of leasehold owners in arrears of their service charge payments?