I have paid off my mortgage with RBS. I assume I don't need a Cirencester conveyancer on the RBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being difficult. The Cirencester solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I had an offer accepted on an apartment in Cirencester on 28/7/2026, valuation was booked 4 days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Cirencester?
Many commercial conveyancing solicitors in Cirencester will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Cirencester. The report provides definitive data 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 Cirencester.
For each commercial conveyancing transaction in Cirencester it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Cirencester commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Cirencester.
I decided to have a survey carried out on a property in Cirencester ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some lenders will refuse to give a loan on this type of home.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cirencester. Conveyancing will be smoother if you use a solicitor in Cirencester especially if they regularly deal with such properties in Cirencester.
Do I need to be concerned by estate agents that I am dealing with are suggesting an online conveyancing firm rather than a High Street Cirencester conveyancing company?
As with lots of service providers, often recommendations from family and friends can be extremely useful or valuable. Nevertheless there are many people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks might all recommend lawyers to instruct. Sometimes these lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the endorsement. You have the right to appoint your own conveyancer. However, bear in mind that the majority of mortgage providers specify a panel list of solicitors you are obliged to use for the mortgage aspect of your house move.
Having had my offer accepted I require leasehold conveyancing in Cirencester. Before diving in I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Cirencester - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Cirencester Leasehold Conveyancing - A selection of Queries before Purchasing
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You should want to discover as much as you can regarding the managing agents as they can either make your life much easier or much more difficult. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to day to day matters such as the cleanliness of the common parts. You should not be afraid to ask prospective neighbours what they think of their service. Finally, be sure you understand the dates that the maintenance fees are due to the relevant party and specifically what you get for your money. On the whole the outlay for major works are not included within maintenance charges, although a few managing agents in Cirencester obliged leasehold owners to contribute towards a reserve fund and this is used to offset against larger works.
We are in the process of purchasing a property in Cirencester. Conveyancing is not over but we would like keep the amount we are are purchasing for a secret from sites such as Rightmove. How could this be done?
HM Land Registry by statute are bound to specify price paid data on a register of the title for residential properties nationwide including properties in Cirencester. The Title Register is a public document, so the Land Registry would be breaking the law if they failed to allow access to the register.
In essence you can make a request of the Land Registry to hide the price paid data but the response will be a No.