My conveyancer has identified a a legal deficiency with the lease for the property we are purchasing in Shrivenham. The seller’s lawyers have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our property lawyer says that he must ensure that the lender is willing to move forward with this solution. Who is the client here, us or the bank?
Regardless of the fact that you have a mortgage offer from the lender does not mean to say that the property will meet their conditions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook requirements. You and the bank are the client. The appropriate lender requirements have to be complied with.
I am purchasing a right to buy a flat in Shrivenham. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Shrivenham you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Shrivenham.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a garden flat in Shrivenham. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Shrivenham?
On the day of completion you will not be required to go to the conveyancers office in Shrivenham. Conveyancing lawyers for you will transfer the purchase money to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the Estate Agents and start moving into the property. Usually this occurs early afternoon.
When it comes to lenders such as TSB, do Shrivenham conveyancers have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
My offer was accepted on a property in Shrivenham on 14/11/2025, valuation was booked 4 days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
I'm buying a new build house in Shrivenham benefiting from help to buy. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my lawyer about the side-deal as it could affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Shrivenham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Shrivenham are not the norm 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 bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shrivenham may determine 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 residence.
Am I best advised to go with a Shrivenham conveyancing practitioner who is local to the property I am purchasing? I have an old university friend who can carry out the conveyancing however her office is 200kilometers drive away.
The benefit of a high street Shrivenham conveyancing firm is that you can attend the office to sign documents, present your identification documents and pester them where appropriate. Having local Shrivenham know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were content that should surpass using an unfamiliar Shrivenham conveyancing solicitor just because they are round the corner.