There are a variety of conveyancing solicitors in Wroughton but how do I know who I should use?

Do not opt for the cheapest Wroughton conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I can not fathom if my bank requires a lease extension. I have called into my local Wroughton bank branch on numerous occasions and was told it wasn't a problem and they will lend. My Wroughton conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their published requirements. Who do I believe?

Your conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Wroughton solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wroughton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in Wroughton?

Its becoming the norm that commercial conveyancing solicitors in Wroughton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Wroughton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wroughton.

For every commercial conveyancing transaction in Wroughton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Wroughton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Wroughton.

I used Action Conveyancing a few years ago for my conveyancing in Wroughton. I now require my file but cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wroughton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Wroughton is where the house is located. Is there any guidance you can give?

Flying freeholds in Wroughton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wroughton you would need to get your solicitor to go 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 Wroughton 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 property.

I purchased a property in Wroughton last 30/9/2024 and to date it is still not recorded with HMLR. It was part of a new estate and my conveyancer told me that it may take twelve months to complete the registration formalities. I have called the Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?

Call your solicitor - if you are not getting sensible responses, look up their internal complaints process and escalate your problem to a Complaints Manager. Registrations for Wroughton conveyancing are not known to be particularly slow.