We were about to instruct a conveyancing solicitor in Tenbury Wells recommended by you but stumbled across alternative fee calculations via the web look cheaper – why is this?

You can find plenty of solicitors offering at first sight what seems to be cut price. Our advice is to give due consideration as to how much you respect your own move to you are willing to be penny wise pound foolish in relation to the standard of the legal work. Many of them list a cheap quote as a headline but conceal additional charges in the small print..

My wife and I purchasing a end of terrace house in Tenbury Wells. We would like to carry out an extension to the side at the house.Will legal due diligence on the property involve checks to ascertain if these alterations are allowed?

Your solicitor will review the deeds as conveyancing in Tenbury Wells can on occasion identify restrictions in the title documents which prohibit certain changes or need the consent of another owner. Many works require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I have decided to exercise my right to buy my property in Tenbury Wells off the council. I have a mortgage offer with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

I had an offer accepted on an apartment in Tenbury Wells on 5/11/2024, valuation was booked five days later, all came back fine. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Can the lender hold off the offer?

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 TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.

I bought my home on 12 April and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Tenbury Wells expressed confidence that it would be dealt with in a couple of weeks. Are properties in Tenbury Wells uniquely lengthy to register?

As far as conveyancing in Tenbury Wells registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary according to the party submitting the application, whether it is in order and whether the Land registry communicate with any other parties. As of today in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the new owner has moved in to the property thus 'speed' is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.

I am a couple of weeks into a leasehold purchase having been recommend to solicitors by the selling agent to do our conveyancing in Tenbury Wells. I am am extremely frustrated with the quality of service. Could you you assist me in finding new lawyers?

They would need to be really bad to suggest diss instructing them. Has the loan offer been sent? If so you will need to inform them of the new conveyancer and have the mortgage documents are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company panel to avoid supplemental charges and complications. So that should be your first question of the new solicitors. Our find a solicitor tool should help you find a lender approved lawyer for your conveyancing in Tenbury Wells

I am intending to let out my leasehold flat in Tenbury Wells. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Your lease dictates relations between the freeholder and you the flat owner; in particular, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Tenbury Wells do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

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

It would be wise to find out as much as possible concerning the company managing the block as they can either make living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to daily issues like the tidiness of the communal areas. Ask prospective neighbours what they think of their service. On a final note, be sure you understand the dates that you are obliged pay the service charge to the relevant party and precisely what it includes. Are any of leasehold owners in arrears of their service charge payments? This information is important as a) areas can result in problems for the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leasehold owners have an issue with the managing agents you will need to know about it