My wife and I are getting closer to an exchange on a house in Quedgeley and my parents have transferred the exchange deposit to my lawyer. I am now informed that as the deposit has not come from me my property lawyer needs to make a notification to my lender. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your lawyer is duty bound to check with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Quedgeley so that I can attend their offices when needed.
As opposed to 15 years ago, the vast majority mortgage companies no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to supply identification documents and there are still manifest advantages to instructing a local solicitor, in your situation a conveyancing solicitor in Quedgeley.
Is it the case that all Quedgeley solicitors on the UBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.
My husband and I have organised a further advance on our home loan from Clydesdale as we wish to carry out alterations to our property in Quedgeley. Do we need to choose a high street Quedgeley solicitor on the Clydesdale conveyancing panel to handle the legals?
Clydesdale would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale conveyancing panel.
I am currently in the process of buying my council flat in Quedgeley. I have a mortgage agreed with Principality. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Just had an offer accepted on a new build apartment in Quedgeley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Quedgeley
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants.
My husband and I are new to the buying process - had an offer accepted, but the property agent advised that the seller will only proceed if we instruct the agent's recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Quedgeley
It is highly unlikely the sellers are driving this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Contact the sellers directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to use your preferred Quedgeley conveyancing solicitors - not the ones that will earn their negotiator at the agency a commission or hit his conveyancing figures set by corporate headquarters.
Our conveyancer has advised that he intends to complete and exchange simultaneously on our sale of a £375,000 apartment in Quedgeley on Wednesday in a week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Quedgeley?
Quedgeley conveyancing on leasehold maisonettes ordinarily involves administration charges levied by landlords agents :
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Addressing pre-exchange enquiries
Where consent is required before sale in Quedgeley
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Quedgeley Conveyancing for Leasehold Flats - A selection of Questions you should ask before Purchasing
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Best to be warned if redecorating or some other major work is due shortly that will be shared between the leaseholders and may well dramatically impact the level of the maintenance charges or result in a specific invoice. Who are the managing agents? How many of the leaseholders are in arrears for their service charge payments?