It has taken forever and a day but a mortgage offer from Santander for the remortgage of my 4 room flat is to be issued imminently. Can you suggest a cheap conveyancing practitioner in Lyneham?
This site is not designed to aid those in pursuit of cut-price fees for conveyancing solicitors in Lyneham. We can offer you value for money conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering the bait of £99 conveyancing in Lyneham. In your best case scenario, in going for cheap conveyancing, you will receive what you pay for and at worst you will end up paying a lot in additional fees and still not receive the service expected.
We have very assertive vendors who has insisted on a exclusivity agreement with a deposit 10k. Are such agreements sensible?
This type of arrangement is unusual in Lyneham, conveyancers are often inclined to veer clients away from them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer is left exposed. Furthermore, there is no certainty that just because the owner has signed a lock out agreement they will sell to you. They may be inclined to break the agreement if they receive sufficient financial inducement to do so because an aggrieved purchaser with the benefit of a exclusivitycontract will still be obliged establish consequential losses from the breach and this may not amount to the extra amount that your vendor may secure by breaking the contract, however morally unworthy that may be.
At what point does exchange of contracts occur in sale conveyancing in Lyneham and do I need to be at the lawyers branch?
If you are near to one of the conveyancing solicitors in Lyneham you are invited in to sign contracts. However, the firms we recommend offer a nationwide conveyancing service and give just as comprehensive and professional a job for you when communicating with you digitally. The signing of the contract is not the point of no return. A signed contract is just a prerequisite for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Lyneham)to be in the office available at the end of the phone to exchange contracts.
I have Fifty Six years remaining on my lease and need a lease extension for my flat in Lyneham. Conveyancing solicitors on the Platform panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 25/8/2025 the requirements read as follows :
Should my conveyancer be asking questions about flooding during the conveyancing in Lyneham.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Lyneham. Plenty of people will buy a property in Lyneham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that can be initiated by the buyer or by their solicitors which should figure out the risks in Lyneham. The standard completed inquiry forms given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine if the property has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer may bring a claim for damages resulting from an inaccurate answer. The purchaser’s lawyers may also order an enviro report. This will reveal whether there is any known flood risk. If so, more detailed inquiries should be initiated.