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Conveyancing in Telford Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 17/10/17

Transport and public service information if you’re buying or selling residential property in Telford -

By road: Telford is served by the M54, A5, A442 and A518. By rail: The nearest train station is Telford Central. By air: Wolverhampton Halfpenny Green Airport is 17 miles, and Birmingham Airport 44 miles from Telford.

Hospital: Princess Royal, Apley Castle, Apley, Telford, TF1 6TF. Council: Telford and Wreaking Council (www.telford.gov.uk).

Attractions: Ironbridge, Jackfield Tile Museum, Ironbridge Gorge Museum Trust, Telford Wonderland, The Wrekin, and Blists Hill Victorian Town.

Q.

How can we ensure our cheap quote is fixed? We are trying to find discount conveyancing for a property in the Telford area.

Many firms, both online and in the high street, offer what they call 'the cheapest conveyancing quotes'. However, what is usually missed by buyers and sellers eager to move on with the transaction, are the additional costs often hiding in the small print. Such extra charges need to be fair and clearly stated.

At Homeward Legal, we never hide any costs, and our quotes give you a clear statement of your legal fees for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699 to discuss your needs.

Q.

Would getting a property survey be necessary when buying a property in Telford, irrespective of its condition?

Homeward Legal recommend that home-buyers in Telford instruct a property surveyor to carry out a structural survey. There can be a wide range of building-related problems that can negatively affect a property (for example, poor drainage, settlement, or rotting roof timbers), which will not be addressed during a property valuation.

Q.

We’ve just put in an offer on an end-of-terrace house in Telford, and I’m desperate to get everything sorted out for the move, but is now too early to contract a removals firm?

It would be unwise to book a removals firm before the completion of the exchange of contracts. It is only at this point that you will have a firm and agreed move date. To appoint a firm prior to this is risky, as the date might change and you may then be required to pay them a rearrangement levy.

Q.

Why does purchase conveyancing work take such a long time?

The legal work required to buy or sell a house or flat may be lengthy, purely because of the level of complexity. However, the most common reason for there to be delays in the conveyancing is the lack of will on some solicitors’ parts to respond quickly to questions or to chase up the answers to their own.

At Homeward Legal, we understand how frustrating this can be, and, if we are involved, we strive to curtail their impact by proactively handling all enquiries. Contact our legal team on 0800 038 6699 for a fixed-fee quote and to discuss your moving requirements.

Q.

What type of environmental conveyancing searches regarding the risk of possible flooding in Shropshire will a Telford lawyer apply for?

A crucial component in the conveyancing protocol of purchasing a property involves the lawyer applying for a suite of searches for a number of aspects regarding your property and its location. One of these will be an environmental search that sets out specific information regarding the potential Telford area flood-risk. If the level of risk deems it necessary, your solicitor can also request a more rigorous flood information search.

Q.

Is a PI contribution a disbursement or fee?

PI stands for Professional Indemnity and it is a charge applied for the insurance that law firms are obligated to carry in order to protect you. The problem is that, comparing quotes is not always easy, considering differences in terminology. This cost is a fee and not a disbursement, and should be included in the quote for your conveyancing. At Homeward Legal, our straightforward approach to detailing the conveyancing quote makes the distinction completely clear, and this cost forms part of our fixed fee, so you will not be subject to an additional charge. Call our skilled conveyancing team on 0800 038 6699 to arrange a fixed-fee quote.

Q.

Handling the legal work without the support of a property solicitor is quite attractive as a cost-saving measure, as I am buying a flat in Telford and am on a limited budget, but would it be foolhardy?

There is no legal requirement for you to appoint a legal professional to handle the conveyancing and there is no technical reason why you can’t complete the majority or all of the tasks. However, the process is quite complex, while the use of jargon and terminology may be confusing. A solicitor will be able handle these tasks efficiently, whereas doing it yourself may incur delays and put your move in jeopardy. Moreover, you will not have the necessary personal indemnity insurance that all law firms are obliged to carry to protect you.

Q.

Which of the major Telford mortgage lenders are on your panel?

Of the mortgage brokers and lenders with local branches in or near Telford, Homeward Legal works alongside many of them. Mortgage specialists with offices in and around Telford include:

  • Nigel E. Skeats, 2 Woodrush Heath, Telford, TF3 5DL
  • Leek United Building Society, 12 Market Square, Telford, TF2 6ED
  • Nationwide Building Society, Telford Shopping Centre, 137 Thetford Chase, Telford, TF3 4AN
Q.

If we are purchasing near Telford, in the parish of Clive, do we need a chancel search?

A.

The property solicitor could advise a chancel search, regardless of the parish where the property being bought is located. In Telford's much older areas, chancel repair dues can be collected on current owners of a property where Parochial Church Councils have not imposed the same liability on the last owners. In the event that chancel liability may apply, your solicitor might recommend insurance rather than pulling out of the purchase.

Q.

We are going to buy a converted investment property in a Telford conservation area, where does one find information on the state of repair of the conservation area?

A.

Following a campaign, English Heritage maintain a detailed list about the condition of conservation areas along with the vulnerability to deterioration or improvement. Conservation areas are specified by Telford and Wrekin who administer everything from paths to street guard rails.

Q.

Which factors will impact land in Telford. Will they be checked for comprehensively?

A.

Property will be contaminated by a wide range of factors caused by man and by nature. Contaminants such as air pollution and coal mining will be investigated during the conveyancing process. Contamination can be caused by local landfill sites, including Grange Lane, Redhill, TF2 9PB.

Q.

As a consequence of the widespread flooding in 2012 in the Midlands, I am questioning if flood searches might not be thorough enough?

A.

Environmental searches applied for by your property solicitor in Telford should also include the far more detailed flood search if required.

You can also get in touch with a neighbour of the property to gain added peace of mind or local Shropshire flood damage expert - e.g. Rainbow International, Rainbow House/78 New Rd, Madeley, Telford, TF7 5DD Tel: 01952 680470.

Q.

I am buying in Telford with Metro Bank, is there anything we need to know?

A.

House buyers should be aware that, over the last two years, some lenders are now limiting the firms who can act for them. For home buyers, this can result in significantly increased conveyancing costs. We, however, are able to act on behalf of the vast majority of lenders in the UK so that you will not be required to pay any additional legal fees to your lender's solicitor.

Q.

Conveyancing solicitors in Telford carry out official property if instructed to act for a purchaser - what specific ones?

A.

When you are getting a mortgage the mortgage lender expects a solicitor to get at least specific searches, including the following for Telford: Local Authority (personal or official), Drainage and Water Search (CON29DW or personal) and Environmental and perhaps less common searches, which might include Anti Money Laundering Search.

Q.

What amount of time may conveyancing take? We have already found a buyer.

A.

The number of weeks required to transact a property can vary. This wide range results from numerous legal considerations including whether the property is leasehold. Our conveyancers ensure the matter receives fast and efficient service.