I am 4 weeks into the sale of my house in Cheltenham and the EA has just text me to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Cheltenham ?
Banks have always had panels of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am aiming to move property in July. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you recommend a removal company in Cheltenham. Conveyancing lawyer was found prior to coming across your site.
On the day of completion you can collect the house keys from your property agent however this should only happen once the previous owners solicitors inform the agent that the monies to complete are in and the keys can be passed over. After that you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Cheltenham or a solicitor that specialises in conveyancing in Cheltenham.
Is it correct that all Cheltenham CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved solicitors?
Some major lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Is there a list of Nationwide panel conveyancers in Cheltenham on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings visible on the web. Where you are looking for a Cheltenham solicitor on the Nationwide please make the most of our tool.
I own a renovated Victorian property in Cheltenham. Conveyancing solicitor acted for me and Aldermore. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cheltenham and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
I'm purchasing my first flat in Cheltenham benefiting from help to buy. The builders would not move on the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my conveyancer about this deal as it will adversely affect my loan with the lender. Is this normal?.
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.
How does the Landlord & Tenant Act 1954 impact my business property in Cheltenham and how can you help?
The 1954 Act provides protection to business lessees, giving them the right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Cheltenham
I need to retain a conveyancing solicitor for sale conveyancing in Cheltenham. I happened to land on a site which appears to be the perfect answer If it is possible to get all the legals completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?