Some advice if I may. My Gloucester solicitor is informing me me that he has toorder Gloucester conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Do I not have a choice here?

You have limited options available to you. As you are obtaining a mortgage with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Gloucester conveyancing searches.

We see that you have a search directory listing solicitors on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Gloucester?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gloucester.

I can see plenty of information on this site concerning conveyancing in Gloucester but what is your top tip for appointing the right conveyancer in Gloucester

Do not opt for the lowest Gloucester conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We are getting a further advance on our home loan from Santander as we want to conduct renovations to our house in Gloucester. Do we need to choose a high street Gloucester solicitor on the Santander conveyancing panel to deal with the paperwork?

Santander do not ordinarily appoint firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Gloucester solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

About to purchase a new build apartment in Gloucester. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Gloucester

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

In my capacity as executor for the will of my uncle I am selling a property in Cardiff but live in Gloucester. My conveyancer (who is 235 kilometers from meneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Gloucester who can witness and place their company stamp on the document?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are based in Gloucester