Can I use your services to locate a Conveyancing solicitor in Shrivenham even where I’m not purchasing or disposing of a house, for example if I intend to acquire a shop in Shrivenham with a loan from Chelsea Building Society?

Our search tool is mainly there to get a quote from domestic conveyancing solicitors in Shrivenham but we have recorded at the end of this page some Shrivenham commercial conveyancing firms. You will need to enquire with the firm directly to check if they are also authorised to represent Chelsea Building Society

Please explain the implications if my lawyer’s firm is expelled from the Lloyds Conveyancing panel ahead of completing my conveyancing in Shrivenham?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

How can we tell if a Shrivenham conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Shrivenham getting recommendations is a good 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 advise that you speak with the lawyer carrying out your transaction.

I have decided to exercise my right to buy my property in Shrivenham off the council. I have a mortgage offer with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.

Completion of my purchase has taken place for my property in Shrivenham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Shrivenham is the location of the property. What do you suggest?

Flying freeholds in Shrivenham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shrivenham you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shrivenham may ascertain 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.

I am intending to let out my leasehold apartment in Shrivenham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Some leases for properties in Shrivenham do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

Shrivenham Leasehold Conveyancing - A selection of Questions you should ask Prior to Purchasing

What is the length of the lease? Is there a share of the freehold? Where a Shrivenham lease has fewer than eighty years it will have adverse implications on the marketability of the apartment. Check with your lender that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease at some point and it is worth finding out how much this would cost. For most Shrivenhamlease extensions you will need to own the premises for a couple of years in order to be legally able to extend the lease.