Find a Shrivenham Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Shrivenham? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Shrivenham home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Shrivenham conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Shrivenham

The housing market in Shrivenham is heating up. What can I do to speed up matters?

First, If you are under pressure to exchange we would recommend that your lawyer is familiar with the location as they will make use of local contacts and knowledge. It is possible that they may have conducted otherhomes in the same neighbourhood. You would be best advised to use a Shrivenham conveyancing firm. In addition, be sure that the conveyancing firm is on the lender panel. It is believed that 18% of Shrivenham conveyancing deals are delayed or derailed after discovering a purchaser’s solicitor was not on their mortgage lender’s panel. This can often result in the transaction being held up by almost 21 days. It is believed that this issue affects in the region of one hundred thousand home moves annually. Almost all Shrivenham conveyancing firms can not act for certain banks so do check at the outset.

I have 71 years unexpired on my lease and require a lease extension for my apartment in Shrivenham. Conveyancing solicitors on the Accord Mortgages panel can deal with such extensions correct?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 17/2/2019 the requirements read as follows :

85 years from the date of completion of the mortgage. Please ensure that you explain the implications of a short term lease to the borrower.

A relative informed me that in buying a property in Shrivenham there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Shrivenham which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Shrivenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are aiming to move property in May. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Shrivenham. Conveyancing firm was found prior to coming across your site.

On the afternoon of completion you will need to pick up the keys from the selling agent however this should only happen when the previous owners solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. You will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you choose a residential property solicitor in Shrivenham or a solicitor with expertise in conveyancing in Shrivenham.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Shrivenham solicitor on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
  3. Bank of Ireland has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Bank of Ireland mortgage has been paid off.

I need some expedited conveyancing in Shrivenham as I am faced with an ultimatum to sign on the dotted line inside 4 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no law firm would suggest that you don't. With plenty of history conveyancing in Shrivenham the following are instances of issues that can appear and adversely impact future mortgageability: Enforcement Actions, Outstanding Charges, Overdue Grants, Railway Schemes,...

I'm buying my first flat in Shrivenham with the aid of help to buy. The developers would not budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my solicitor about this side-deal as it would adversely affect my mortgage with Clydesdale. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

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