Me and my husband are buying residence in Cheltenham. My property lawyer is not listed on the bank conveyancing panel. Can I still retain my Cheltenham conveyancing solicitor even though they are not on the lender approved list?
You have numerous choices open to you here
- Complete the purchase with your existing Cheltenham solicitor but your lender will no doubt retain a lawyer from their approved panel. This will result in additional charges together with likely interruption.
- Get a fresh conveyancing practitioner to act in the purchase, ensuring that they are on the mortgage company conveyancing panel.
- Convince your lawyer to do everything within their powers to join the lender’s panel of solicitors
The Cheltenham conveyancing firm that I recently instructed on my purchase in Cheltenham have suddenly closed. I only went with them because I needed a lawyer on the Nottingham conveyancing panel and my family Cheltenham lawyer was not. I paid them money in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nottingham conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
We are planning to move home in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Cheltenham. Conveyancing solicitor was chosen prior to coming across your site.
On the afternoon of completion you can collect the house keys from the estate agent however this should only occur when the previous owners conveyancers advise the agent that they have the completion monies and the keys can be collected. Subsequently you should inform the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you locate a conveyancing in Cheltenham or a lawyer with expertise in conveyancing in Cheltenham.
We are purchasing a 3 bedroom semi in Cheltenham. We would like to carry out an extension to the side at the house.Will legal conveyancing on the property involve enquiries to determine if these works are allowed?
Your property lawyer should check the deeds as conveyancing in Cheltenham will sometimes reveal restrictions in the title deeds which restrict certain works or need the consent of a 3rd party. Some additions need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Intending to buy a maisonette in Cheltenham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Cheltenham conveyancing practitioner is on the Coventry BS conveyancing panel.
Are there restrictive covenants that are commonly identified during conveyancing in Cheltenham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cheltenham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Cheltenham is where the house is located. Can you offer any guidance?
Flying freeholds in Cheltenham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cheltenham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cheltenham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.