I am assisting my mother sell her property in Gloucester. Will the solicitor order the energy performance certificate or it is for me to coordinate?

Following the demise of Home Packs, EPC’s was maintained a required element of moving house. An energy assessment must be commissioned prior to the property being advertised. It is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Gloucester conveyancing practitioner they might be able to arrange EPC’s due to their contacts with reputable Gloucester accredited person

Is there a list of Yorkshire BS panel conveyancers in Gloucester on the Building Society Association’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings open the public online. If you are in need of a Gloucester conveyancing practitioner on the Yorkshire BS please make the most of our tool.

After much negotiation I have agreed a price on a house in Gloucester. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Not long after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I need some quick conveyancing in Gloucester as I am under an ultimatum to exchange contracts in less than one month. Luckily I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?

As you are are a mortgage free purchaser you are at free not to have searches carried out although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Gloucester the following are examples of issues that can be revealed and therefore impact future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Road Schemes,...

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Gloucester is the location of the property. Can you shed any light on this issue?

Flying freeholds in Gloucester are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gloucester you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gloucester may ascertain 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 residence.

My husband and I are FTB’s - had an offer accepted, yet the property agent told us that the seller will only go ahead if we instruct their recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Gloucester

It is highly unlikely the sellers are behind this. If they require ‘a quick sale', turning down a motivated purchaser is likely to cause more damage than good. Contact the vendors directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you are going to use your preferred Gloucester conveyancing firm - rather thanthose that will provide the negotiator at the agency a referral fee or hit his conveyancing figures demanded by HQ.

I am just shy of a 10% deposit on my house purchase in Gloucester , but I still want to exchange. Do I have options?

You can agree a lesser deposit. Most sellers will accept a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last second