Is it the case that all Shrivenham solicitors on the Nationwide conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the SRA. Many mortgage companies do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.
We previously appointed conveyancing lawyers with offices in Shrivenham on the Skipton solicitor approved list. They have just billed me a separate amount for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. The fee is not set by Skipton but by your Shrivenham solicitor. Some firms on the Skipton panel will levy ’dealing with mortgage’ fee but some firms include it on their overall fee.
How can we know in advance if a Shrivenham conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Shrivenham getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
My partner and I are intent on selling our property in Shrivenham and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Shrivenham. We have lived in Shrivenham for many years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Shrivenham for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shrivenham conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a property in Shrivenham in advance of retaining solicitors. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies tend not issue a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shrivenham. Conveyancing will be smoother if you use a solicitor in Shrivenham especially if they are familiar with such properties in Shrivenham.
How simple is it to use the search app to get a costs illustration from a conveyancing practitioner in Shrivenham on the panel for my lender?
First choose a bank such as Nationwide Building Society, Leeds Building Society or Britannia then choose your location such as Shrivenham. Conveyancing organisations in Shrivenham and nationally will then be listed.