Am I correct in assuming that the fact that my solicitor in Gloucester is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Gloucester conveyancing firm and enquire why they are no longer on the approved list for your lender.
Please help. My Gloucester conveyancer is informing me me that he has toconduct Gloucester conveyancing searches due to the fact thatthe firm are on the Santandersolicitor panel. These Gloucester checks cost a lot of money can this be avoided?
You have limited options available to you. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Gloucester conveyancing searches.
I am expecting a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Gloucester solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Gloucester solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I am currently in the process of buying my council flat in Gloucester. I have a mortgage offer with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Gloucester building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Gloucester conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have todaydiscovered that Stirling Law have closed. They conducted my conveyancing in Gloucester for a purchase of a leasehold flat 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gloucester conveyancing specialists.
Due to the encouragement of my in-laws I had a survey completed on a house in Gloucester before instructing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some banks tend not issue a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Gloucester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gloucester to see if the conveyancing will be more expensive.
What does commercial conveyancing in Gloucester cover?
Non domestic conveyancing in Gloucester incorporates a broad array of guidance, offered by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.