My partner and I are planning to buy a flat in Quedgeley and have instructed a Quedgeley conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Aldermore have this evening contacted us to advise us that they have now hit a problem as our Quedgeley lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. 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 Quality Scheme. Your solicitor should contact your bank 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Quedgeley solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
I have given 8 weeks notice to my current landlord and must be out of my rented apartment in Quedgeley by 6/2/2025. Conveyancing on my purchase has just started. Is it possible to complete in 4 weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to give notice for your tenancy until your lawyer suggests that you should. If you have not already done so, contact to your lawyer and request that they seek the assistance the other solicitors, try to an agreed time frame that all parties will aim to achieve
It is is a decade since I acquired my property in Quedgeley. Conveyancing solicitors have now been instructed on the sale but I can't find the deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Quedgeley relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
My father has suggested that I use his conveyancers in Quedgeley. Should I find my own property lawyer?
Much as we are happy to recommend a Quedgeley conveyancing lawyer it’s preferable to find a conveyancing lawyer is to have guidance from friends or relatives who have experience in using the firm you're considering.
I've found a house that seems to meet my requirements, at a great figure which is making it more attractive. I have just discovered that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Quedgeley. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
Most houses in Quedgeley are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Quedgeley in which case you should be shopping around for a Quedgeley conveyancing practitioner and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your lawyer should report to you on the legal implications.
I am the registered owner of a basement flat in Quedgeley, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar flats in Quedgeley with over 90 years remaining are worth £190,000. The ground rent is £45 yearly. The lease ends on 21st October 2086
With just 62 years remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
Our conveyancing solicitor in Quedgeley has informed me that he requires identification documents asserting that this is part of his legal duty as a conveyancer on the mortgage company Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Quedgeley