Me and my partner are purchasing a 1 bedroom flat in Shrivenham with a mortgage. We have a Shrivenham solicitor, but the lender says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Shrivenham solicitor as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Shrivenham conveyancing solicitor to apply to be on the conveyancing panel.
Just acquired a terraced house in Shrivenham , how long should it take for the Land Registry to deal with the formalities evidencing my title? My Shrivenham conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are dealt with.
As far as conveyancing in Shrivenham registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. Currently in the region of three quarters of submission are fully addressed within two weeks but occasionally there can be extensive hold-ups. Registration is effected after the buyer is living at the property therefore registration formalities is not always an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Shrivenham is where the house is located. Can you offer any advice?
Flying freeholds in Shrivenham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shrivenham you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shrivenham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Shrivenham and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial leaseholders, giving them the legal entitlement to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Shrivenham
I am thinking of appointing a conveyancing practitioner in Shrivenham for my house move. Is it possible to review a firm’s record with the profession’s regulator?
One can review presented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA sometimes monitor call for training requirements.