Our family solicitor has given a fee estimate £1350 for no completion no fee conveyancing in Wem. I am hoping to downsize from a newly refurbished property for £150,000. Is this expensive? Is it above the norm for conveyancing in Wem?

The quote is slightly on the expensive side. Where you are content to spend time scrutinising charges you might trim some of the cost by perhaps a hundred pounds. That being said, you couldcome to rue opting for an an unknown solicitor. Remember to be sure that the solicitor can represent your mortgage company. You can make use of our search tool to get a quote a Wem conveyancing practice on the lender’s member panel which can often include conveyancing solicitors in Wem.

What is your number one tip for choosing a conveyancing solicitor in Wem

Do not opt for the cheapest Wem conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

Completion of my purchase has taken place for my property in Wem. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wem solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wem surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My wife and I purchased a 4 bedroom Edwardian house in Wem. Conveyancing solicitor acted for me and Bank of Ireland. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wem and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing lawyer who conducted the conveyancing.

I need to find a conveyancing solicitor for my conveyancing in Wem. I've stumble upon a web site which seems to have the perfect answer If there is a chance to get all formalities completed via email that would be ideal. Should I be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am employed by a long established estate agency in Wem where we have witnessed a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received contradictory information from local Wem conveyancing firms. Please can you shed some light as to whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Wem Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

The prefered form of lease arrangement is if the freehold title is in the ownership of the leaseholders. In this arrangement the tenants benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders. It is important to be aware whether redecorating or some other significant cost is due shortly to be shared between the leaseholders and will dramatically increase the the maintenance fees or necessitate a specific invoice. Does this lease have more than 90 years remaining?