"Whether you are buying or selling, awareness of local considerations will positively impact the likelihood of a successful sale or purchase. Fridaysmove-recommended Solicitors maintain close links with relevant local authorities. In addition, areas of particular concern or relevancy to Shrewsbury property are thoroughly investigated.

We have assisted home movers throughout Shrewsbury, including Conveyancing in SY1, SY2, SY3, SY4, SY5."

Local issues considered by Shrewsbury Conveyancing Solicitors:

Do you need a Mining Search?

Underground workings have largely ceased, but a few mines are still operating. Although subsidence following the collapse of old workings will generally have already taken place, further ground movement may still occur, but when mines have closed, there is often little evidence of former mining activity. Buyers can be surprised when their solicitor carries out such a search. Law Society recommends such searches are carried out for properties in any of the areas listed in the Coal Authority's directory. A coal search will indicate whether any opencast workings have taken place or are planned in the vicinity. Large-scale opencast workings can impact on nearby property during operation, but the long-term consequences and impact on the environment may be generally less. Should a search reveal former mining activity in close proximity, then a further, more detailed survey may be appropriate to assess the immediate risk of subsidence, for example.

What are the consequences if your solicitor is not on your lender's panel?

Panels of solicitors are maintained by mortgage lenders in order to undertake legal work on mortgaged properties. More recently, lenders have begun to remove firms which have either not completed many conveyancing transactions or have failed to meet other criteria. If your conveyancing solicitor is not on your preferred lender's panel, then the lender will not instruct that firm to act in connection with the mortgage. You then have a choice:

• Try to obtain a mortgage from another lender who will instruct your Conveyancing solicitor.
• Instruct another firm of Conveyancing solicitors who are on your lender's panel to handle your Conveyancing.
• Continue with your present Conveyancing solicitor, but accept that a separate firm will also act for the lender, and that you will have to pay their costs in addition.

It is usually cheaper to have the same firm act both for you and your lender, and carry out all the conveyancing work in connection with a purchase and the mortgage. If you decide to instruct another firm because they are on your lender's panel, you should bear in mind the following:

• The new firm might charge more or may charge additional fees.
• You might still have to pay your old firm for work they have already completed.
• The new firm may have no knowledge of the Shrewsbury area.

Looking for a mortgage lender with a branch in Shrewsbury, Shropshire, try:

• Santander, 1, Mardol Head, SY1 1HD - Tel: 0845 7654321
• Nationwide Building Society, Bellstone, SY1 1QQ - Tel: 0845 2660594
• Halifax, 21, High Street, SY1 1SS - Tel: 08456 814122
• West Bromwich Building Society, 43, High St, SY1 1ST - Tel: 01743 235791
• Santander Mortgages, Crown House, 2 St. Marys Street, SY1 1EU - Tel:

Tree Preservation Orders

When land around Shrewsbury is developed for housing, the existence of a TPO will be revealed in a local search against property on the original estate, whether or not there are any affected trees on the specific property being purchased. The existence of any planning conditions, originally imposed on the developers of a Shrewsbury property, will be revealed in a local search. If a newer property is affected by a planning condition imposed upon the original builders, it would be a breach of planning control to remove any trees this condition required the developer to plant. If a seller knows that there is a TPO affecting his property it will save time to obtain a copy of the order when the property is put on the market.