Is there a list of Coventry BS panel conveyancers in Cirencester on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings visible over the internet. If you are in need of a Cirencester property lawyer on the Coventry BS please make the most of our tool.

Is it the case that all Cirencester solicitors on the RBS conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.

I have today made my last payment due on my mortgage with Kent Reliance. I assume I don't need a Cirencester conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Kent Reliance has sent the Land Registry the discharge electronically, and
3. Kent Reliance has instructed the Land Registry to do so

I have been on the look out for a leasehold apartment up to £305k and found one close by in Cirencester I like with amenity areas and transport links in the vicinity, the downside is that it only has 52 years on the lease. I can't really find anything else in Cirencester suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

I have been recommended by a number of property agents in Cirencester to select a solicitor on your site. What’s the financial upside for Estate Agents to recommend your services over another?

We don’t make any commission for sending work in our direction. We thought it would be too underhand to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

In my capacity as executor for the estate of my aunt I am disposing of a residence in Newport but reside in Cirencester. My solicitor (based 300 miles from mehas requested that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Cirencester to witness and place their company stamp on the document?

strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Cirencester

Estate agents have just been given the go-ahead to market my garden apartment in Cirencester. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as you normally would as all ground rent and maintenance charges will be apportioned on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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. This will smooth the conveyancing process.

Leasehold Conveyancing in Cirencester - Sample of Questions you should ask Prior to buying

How much is the yearly service fee and ground rent? Are any of leasehold owners in dispute over their service charge liability? How long is the Lease?