How do I investigate if the solicitor conducting my conveyancing in Gloucester is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus paying £187.00 plus VAT in additional conveyancing invoice.

Feel free to make the most of the search tool on this page. Pick the mortgage company and type ‘Gloucester’ or your location and you will discover a number of lawyer based in Gloucester or by proximity to you.

Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Gloucester. Do I pick up the keys to the property on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Gloucester?

On the day of completion you do not need to go to the conveyancers office in Gloucester. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

I'm in the throws of looking at apartments in Gloucester and I am about to put in an offer. Is it too early to have a solicitor in place? I will be getting a home loan with Skipton.

It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are seeking a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.

It is not clear whether my bank requires a lease extension. I have called into my local Gloucester building society branch on various occasions and was reassured it wasn't a problem and they would lend. My Gloucester conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their specific requirements. Who do I believe?

Your lawyer must comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will my solicitor be asking questions concerning flooding during the conveyancing in Gloucester.

Flooding is a growing risk for conveyancers dealing with homes in Gloucester. Plenty of people will acquire a property in Gloucester, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their conveyancers which can give them a better appreciation of the risks in Gloucester. The standard property information forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to determine if the property has historically flooded. In the event that the residence has been flooded in past and is not revealed by the vendor, then a buyer may issue a legal claim for losses stemming from an incorrect response. The buyer’s lawyers will also order an enviro report. This will disclose whether there is a recorded flood risk. If so, further investigations should be initiated.

I have todaybeen informed that Action Conveyancing have been shut down. They conducted my conveyancing in Gloucester for a purchase of a leasehold flat 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Gloucester conveyancing specialists.

I am using a search engine for the term cheap conveyancing in Gloucester it brings up many solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for my move?

The best method of seeking the right conveyancer is via trusted recommendation, so enquire of friends and those you trust who have bought a property in Gloucester or a reputable estate agent or mortgage broker. Fees for conveyancing in Gloucester vary, so it's advisable to request a minimum of three fee estimates from varying types of property lawyers. Be sure to secure confirmation that the fees are fixed.