Is the fact that my solicitor in Cheltenham is not identified on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Cheltenham conveyancing firm and enquire why they are no longer on the approved list for your lender.
I am hoping to move into my new home in Cheltenham next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the lender expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Cheltenham.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a property in Cheltenham?
Unless a previous acquisition of the property completed after 12 October 2013 you may assume that lawyers handling conveyancing in Cheltenham to continue to recommend a chancel search and or insurance against a claim.
I have been on the look out for a flat up to £305k and identified one round the corner in Cheltenham I like with open areas and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Cheltenham in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
I need to retain a conveyancing solicitor for my conveyancing in Cheltenham. I've stumble upon a site which looks to be the ideal offering If it is possible to get all the legals done via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Is it the case that all Cheltenham solicitors on every lender conveyancing panel?
You can use our search tool or you can drop into your high street bank branch in Cheltenham. Chances are that they will know some good conveyancing solicitors in Cheltenham