I am not in a position to travel far from Shrivenham. Is there a reason why all Shrivenham property lawyers are not on all lender panels?
Mortgage Companies ordinarily impose restrictions on either the nature or the number of conveyancing solicitors on their panel. A common example of such criteria being that the practice is required to have two or more partners. In addition to restricting the structure of firm, some banks made a decision to limit the number of organisations they allow to represent them. It is worth noting that building societies have no accountability for the standard of service supplied by any Shrivenham solicitor on their approved list. Increases in mortgage fraud was a key driver in the reduction of solicitor panels in the last decade even though there are opposing opinions concerning the extent of solicitor involvement in some of that fraud. Data published by the Land Registry reveal that thousands of law firms only carry out less than three conveyances a year. Those advocating conveyancing panel pruning question why conveyancing firms deserve claim to be listed on a bank panel when clearly property law is not their speciality?
Our lender has recommended a law firm on their panel based in Shrivenham but I would rather instruct a conveyancing lawyer in Shrivenham or nearer to where I live. Can you help?
Far from all Shrivenham conveyancing practices are approved and listed on all banks conveyancing panel. Do make the most of the above search tool to find a Shrivenham conveyancing solicitor on the on the mortgage company panel.
This question may be naive but I am wet behind the ears as a first time purchaser of a two bedroom flat in Shrivenham. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Shrivenham?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the Estate Agents and start moving into the property. This tends to happen early afternoon.
is it true that all Shrivenham conveyancing solicitors on the Kent Reliance conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
We have agreed to purchase a house in Shrivenham. An unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must check the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Shrivenham.
My friend suggested that if I am purchasing in Shrivenham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Shrivenham conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Shrivenham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Shrivenham.
How does the Landlord & Tenant Act 1954 affect my business premises in Shrivenham and how can your lawyers assist?
The 1954 Act provides security of tenure to commercial lessees, giving them the legal entitlement to make a request to court for a new tenancy and remain in occupation at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Shrivenham is one of the numerous areas of the UK in which the firms we work with are located
How do I find a Shrivenham conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to 20miles to meet the solicitor.
You can use the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Shrivenham and you will see a number of lawyer located nearest Shrivenham. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.