I instructed a Church Stretton based lawyer for our conveyancing in Church Stretton recently. Looking through the Ts and Cs I seeI am responsible for charges even where the transaction does not complete. Should I go with them or appoint a web based firm who offer no-sale-no-fee conveyancing in Church Stretton?

Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will generally be uplifted to counteract those conveyances that do not proceed. You should be mindful that these promotions rarely protect you from expenses by way of example Church Stretton conveyancing search expenses.

I have been told that property searches are a common reason for obstruction in Church Stretton conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Church Stretton.

I have been on the look out for a flat up to £305k and found one close by in Church Stretton I like with amenity areas and railway links nearby, however it only has 52 years on the lease. There is not much else in Church Stretton suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage that many years will likely be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

Should I be wary that estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Church Stretton conveyancing practice?

As with many service providers, often recommendations from connections can be worth their weight in gold. But there are numerous people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend solicitors to instruct. On occasion these lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the right to choose your preferred conveyancer. Don't forget that many lenders operate an approved list of solicitors you are obliged to use for the lender aspect of your house move.

Much to my surprise my conveyancer in Church Stretton has requested from me identification documents stating that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Church Stretton