We note that you have a post code search directory listing law firms on the Principality conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Tewkesbury?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tewkesbury.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Tewkesbury. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
If you plan to refinance then Virgin Money will require that you use a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I am assisting my mother sell her property in Tewkesbury. Will the conveyancing solicitor commission an energy performance certificate or it is for the owner to coordinate?
Following the abolition of HIPs, energy performance certificates became a mandatory component of moving house. An EPC must be commissioned before the property is advertised. It is not a task that conveyancers ordinarily arrange. If you are using a Tewkesbury conveyancing solicitor they might be able to arrange energy assessments given their relationships with reputable Tewkesbury assessors
A relative advised me that in buying a property in Tewkesbury there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Tewkesbury which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Tewkesbury should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have organised a further advance on our mortgage from RBS as we intend to conduct a loft conversion to our house in Tewkesbury. Are we obliged to select a bricks and mortar Tewkesbury solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
I am thinking of appointing a conveyancing solicitor in Tewkesbury for my home move. Can I review a firm’s complaints history with the legal regulator?
You can read published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.
What are the frequently found defects that you encounter in leases for Tewkesbury properties?
There is nothing unique about leasehold conveyancing in Tewkesbury. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:
Maintenance charge proportions which don’t add up to the correct percentage Repairing obligations to or maintain elements of the property
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Norwich and Peterborough Building Society, and TSB all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.
Tewkesbury Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
Does the lease have in excess of 85 years unexpired? Plenty Tewkesbury leasehold properties will incur a service bill for the upkeep of the block set by the freeholder. Should you acquire the property you will have to pay this charge, normally in instalments throughout the year. This can vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a ground rent for you to pay yearly, ordinarily this is not a significant sum, say about £25-£75 but you need to enquire it because on occasion it could be prohibitively expensive. It would be prudent to find out as much as you can concerning the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to daily issues like the cleanliness of the common parts. Enquire of prospective neighbours what they think of their management. Finally, find out the dates that the service charges are due to the managing agents and specifically how they are spending that money.