We are hoping to acquire a 2 bedroom apartment in Gloucestershire with a mortgage. We like our Gloucestershire solicitor, however the lender says he's not on their "panel". It appears that we have little choice but to appoint one of the mortgage company panel firms or continue with our Gloucestershire property lawyer as well as pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Gloucestershire conveyancing solicitor to apply to be on the conveyancing panel.
Having sold my house in Gloucestershire last August but our buyer keeps e-mailing every few hours to say her conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
After completion of your house sale your solicitor is committed to send the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor should also send confirmation that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion steps peculiar conveyancing in Gloucestershire.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in Gloucestershire?
Its becoming the norm that commercial conveyancing solicitors in Gloucestershire will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Gloucestershire. The search result sets out definitive information 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 Gloucestershire.
For every commercial conveyancing transaction in Gloucestershire it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Gloucestershire commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Gloucestershire.
I used Action Conveyancing several years ago for my conveyancing in Gloucestershire. I now require my papers but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Gloucestershire of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Should I be wary by brokers that I am dealing with are recommending a web based conveyancing firm rather than a High Street Gloucestershire conveyancing company?
As with many service providers, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing matter; estate agents, financial adviser and lenders may suggest conveyancers to appoint. Sometimes these solicitors might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to choose your preferred lawyer. Don't forget that the majority of banks specify a panel list of lawyers you are obliged to use for the mortgage aspect of your home move.
Is there an average legal costs for conveyancing in Gloucestershire?
The average fee last year for conveyancing in Gloucestershire was £1,500 excluding SDLT and HMLR fees.