I can't travel far from Shifnal. I would like to know the understand why all Shifnal conveyancing practitioners aren't automatically on all bank panels?

A decade ago most mortgage companies displayed an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into fraud which concluded: know the solicitors on your panel. Consequently, mortgage companies have subsequently looked to extract more data from law firms regarding their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of law practices have been removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of amount of transactions the mortgage companies required.

Having sold my house in Shifnal last June yet the purchaser is telephoning me to say his conveyancer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?

Post completion of your house sale your solicitor should send the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your conveyancer must also evidence that the mortgage has been discharged to the buyers solicitors. There are no post completion steps unique to conveyancing in Shifnal.

How can we tell if a Shifnal conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Shifnal obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.

I currently have a mortgage with Virgin Money for my property in Shifnal. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?

You must advise Virgin Money in advance of letting out your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.

Completion of my remortgage has taken place for my property in Shifnal. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?

Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Shifnal is where the house is located. Can you shed any light on this issue?

Flying freeholds in Shifnal are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shifnal you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shifnal may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Can you set out some of distinct advantages to using a local lawyer in Shifnal

Many purchasers and sellers in Shifnal choose a local property lawyer so that they can attend the firm’s offices in the event that they have concerns, and to execute documents without using the post.

There is a slight benefit when opting for a property lawyer nearby to the premises you are hoping to purchase, due to the familiarity of the area and possible local issues - but this is debatable. Many conveyancers are now by way of email and could be based anywhere.