My fiance and I are hoping to purchase a flat in Cirencester and have instructed a Cirencester conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Yorkshire Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Cirencester lawyer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Cirencester solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Can your site be used to locate a Conveyancing solicitor in Cirencester even where I’m not buying or selling a house, for example if I wish to acquire an office in Cirencester with a loan from Barclays ?
The service is primarily used to find domestic conveyancing solicitors in Cirencester but we have set out towards the bottom of this page a selection of Cirencester commercial conveyancing firms. You will need to enquire with the company directly to check if they can also act for Barclays
I require quick conveyancing in Cirencester as I am faced with an ultimatum to exchange contracts within 4 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you have the choice not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Cirencester the following are instances of issues that can arise and therefore impact future mortgageability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I have been pointed in your direction by numerous property agents in Cirencester to get a quote from a solicitor on your site. What’s the financial advantage for Estate Agents to offer your site over and above alternative conveyancing organisations?
We refuse to offer any financial incentive for sending work in our direction. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I need to retain a conveyancing solicitor for purchase conveyancing in Cirencester. I've stumble across a site which appears to be the perfect solution If there is a chance to get all the legals completed via phone that would be ideal. Should I 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?
When it comes to leasehold conveyancing in Cirencester what are the most common lease problems?
Leasehold conveyancing in Cirencester is not unique. All leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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A provision for the recovery of money spent for the benefit of another party. Repairing obligations to or maintain parts of the premises
You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, Coventry Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, obliging the purchaser to pull out.
Cirencester Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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Who are the managing agents? What is the service charge and ground rent on the flat? How many of the leaseholders are in arrears for their maintenance charge payments?