I am acquiring a newly built flat in Oswestry and my lawyer is telling me that she is duty bound to the lender to reveal incentives from the developer. The Estate Agents are hassling me to sign contracts and I don't want to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
When will exchange of contracts occur in purchase conveyancing in Oswestry and am I required to attend the conveyancers branch?
Where you are local to our conveyancing solicitors in Oswestry you are invited in to sign documents. That being said, the lender approved solicitors we work with provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not the important part. A signed contract is necessary for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Oswestry)to be in the office available at the end of the phone to exchange contracts.
I can see plenty of information on this site concerning conveyancing in Oswestry but can you isolate your top tip for finding the right conveyancer in Oswestry
It would be unwise to be tempted by the lowest Oswestry conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am selling my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being a right pain. The Oswestry solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on an apartment in Oswestry on 14/10/2025, valuation was booked 3 days after, all came back fine. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Virgin Money and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Virgin Money conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Arc property Solicitors several years past for my conveyancing in Oswestry. Now, I need the files but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Oswestry of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Oswestry in advance of retaining solicitors. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks will not give a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Oswestry. Conveyancing may be slightly more expensive based on your lender's requirements.