I am expecting a mortgage offer from Santander. I would like to retain the legal services of a Licensed Conveyancer in Cirencester. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
Forgive me if this question is silly but I am new to the home moving as FTB of a ground floor flat in Cirencester. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a High Street conveyancing solicitor in Cirencester?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I happen to be the sole recipient of my late grandmother’s will and I have everything in my name now, including the house in Cirencester. Conveyancing formalities meant that the Land Registry date was in April. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership may be treated the same way as if I'd bought the property in April. Will no one buy the property for half a year?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some banks would take a sensible view as this clause principally exists to identify the purchase and immediately sell or the wholesaling and assigning of property.
After weeks of negotiation I have agreed a price on an apartment in Cirencester. My financial adviser pressured me to appoint their lawyer. I paid an advanced payment of £200. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
The deeds to our property can not be found. The solicitors who handled the conveyancing in Cirencester 10 years ago no longer exist. What do I do?
You no longer need to have the physical original deeds to establish that you own the land or premises, given that the Land Registry have everything they need in a digital format.
Due to the advice of my in-laws I had a survey completed on a house in Cirencester prior to instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may refuse to issue a mortgage on this type of premises.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cirencester. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it possible to swap conveyancer as I have to instruct a firm on the Platform Home Loans Ltd conveyancing panel. I was using a local conveyancing solicitor in Cirencester round the corner but the firm is not accepted by Platform Home Loans Ltd
We will our best to assist in finding you a conveyancing solicitor in Cirencester on the Platform Home Loans Ltd panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Cirencester. In utilising search facility on this website, you can scrutinise fees for conveyancing solicitors in Cirencester and beyond.
I note that you have a post code search directory listing solicitors on the bank conveyancing panel. Do Cirencester conveyancing firms pay you a referral fee if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Cirencester.