I was told today by my mortgage adviser that my Shrivenham the law firm I have appointed is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
You need to call your Shrivenham lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Shrivenham conveyancing firm that is on the conveyancing panel for your lender.
We were just about to exchange contracts for a property in Shrivenham. We encountered a snag. The loan offer with Alliance & Leicester expires on 26/8/2025 but the owners are suggesting a completion date of 28/8/2025. Is it possible to extend the loan expiry date?
The person best placed to address this concern is your conveyancer who is in a position to calculate if he or she is corresponding with the mortgage broker, seller’s conveyancers, selling agents or possibly all parties taking into account the history of your conveyancing to date.
As someone unfamiliar with the Shrivenham conveyancing process what is your top tip you can impart concerning the house moving process in Shrivenham
Not many law firms shout this from the rooftops but conveyancing in Shrivenham or throughout Oxfordshire is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the house moving process. E.g., the vendor, property agent and on occasion the lender. Choosing a solicitor for your conveyancing in Shrivenham is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your best interests and to keep you safe.
We are witnessing a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your solicitor ahead of all other players in the conveyancing process.
I am assisting my sister sell her house in Shrivenham. Does the conveyancing solicitor order the EPC or it is for the seller to see to?
After the abolition of HIPs, EPC’s was retained a mandatory element of selling a property. An energy assessment needs to be to hand in advance of the property being put on the market. This is not something that law firms ordinarily arrange. If you are using a Shrivenham conveyancing solicitor they may be willing to arrange energy performance certificates due to their relationships with long established local accredited person
Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Shrivenham?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
Barclays have agreed my home loan in principle, my offer on a flat in Shrivenham has been accepted, now what?
Your estate agent will want to know who your solicitors are (be sure the conveyancers are on the bank’s panel). Telephone Barclays or the financial adviser and finish off any relevant forms. Barclays will appoint a valuer who will get in contact with the selling agent or owners to book a time for the valuation to occur. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Barclays will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Shrivenham.
My wife and I purchased a leasehold flat in Shrivenham. Conveyancing and TSB mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Shrivenham who acted for me is not around. Any advice?
First contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. You do not need to instruct a Shrivenham conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a leasehold flat in Shrivenham, conveyancing was carried out in 2011. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Shrivenham with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2095
With 70 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
My husband and I have agreed a price on a Shrivenham apartment we inherited seven years ago in 2012. I have over 15 years conveyancing know-how and, although retired, see no reason not to carry out the conveyancing. The buyer's conveyancer has informed me that their Lenders will not allow you to do your own conveyancing requiring the funds to be transferred to a solicitor's bank account.
Mortgage requirements to solicitors from all CML members state that If the seller is not legally represented the purchaser’s lawyers should check whether the mortgage company needs to be notified so that a decision can be reached as to whether or not they are willing to proceed.