We selected a Cirencester based firm for our conveyancing in Cirencester recently. Upon checking the official terms of business I seeI am on the hook for costs even if the sale doesn't happen. Should I go with them or use a web based conveyancing brokerage promoting no-sale-no-fee conveyancing in Cirencester?

Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be higher to offset those cases that do not go ahead. You should be mindful that such promotions generally do not protect you from outlay for instance Cirencester conveyancing search expenses.

I am need of leasehold conveyancing for a flat in a relatively new development (6 years built) in Cirencester. The vast majority the flats have already been occupied. Do I need carry out the conveyancing searches as part of conveyancing in Cirencester?

You are opening yourself up to an unnecessary risk in failing carrying out Cirencester conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. Where accelerating the process and driving down costs are primary concerns you should consider with your solicitor about the options such as indemnity insurance available to you

My fiance and I are hoping to buy a newbuild apartment in Cirencester with a homeloan from Britannia.We would like to retain our Cirencester conveyancing lawyer but Britannia informed us his firm is not on their "panel". we are left little option but to use a Britannia panel lawyer or retain our local solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Britannia use our lawyer?

Unfortunately,no. The loan issued to you contains various provisions, a common one being that lawyers will be on the Britannia approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Britannia

We have agreed to purchase a house in Cirencester. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

Given that your lender is Aldermore your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease fails to satisfy these conditions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Cirencester.

I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being a right pain. The Cirencester solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I had an offer accepted on an apartment in Cirencester on 15/3/2024, valuation was booked five days after, all came back fine. Solicitor retained, so all that was missing was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Can the lender hold off the offer?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

I have just started marketing my 2 bed flat in Cirencester.Conveyancing is yet to be initiated but I have recently received a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the invoice as usual as all rents and maintenance charges will be allottedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially