I am mortgaging my flat in Cheltenham, does my lawyer have to be on the Coventry BS Solicitor panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Are all Cheltenham Conveyancing Quality Solicitors on the Coventry BS conveyancing panel?
It is true that some lenders now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We are getting the release of further funds on our mortgage from Aldermore as we intend to carry out renovations to our home in Cheltenham. Are we obliged to select a bricks and mortar Cheltenham solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore would not normally instruct 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 Aldermore panel.
The formalities of my remortgage has taken place for my property in Cheltenham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
A friend advised me that if I am buying in Cheltenham I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Cheltenham conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Cheltenham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Cheltenham Education with plans and statistics, Local Amenities and other useful data regarding Cheltenham.
As co-executor for the will of my aunt I am disposing of a house in Newport but live in Cheltenham. My conveyancer (based 260 miles from merequires that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Cheltenham who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are based in Cheltenham
I own a leasehold house in Cheltenham. Conveyancing and Britannia mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Cheltenham who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Cheltenham conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Cheltenham Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying
The answer will be useful as a) areas could cause problems for the building as the communal areas may start to deteriorate where repairs remain unpaid b) if the tenants have an issue with the managing agents you will want to have all the details It would be wise to discover as much as you can about the company managing the block as they will either make living at the property much simpler or much more difficult. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the communal areas. Don't be afraid to ask prospective neighbours what they think of them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money. Is the freehold owned collectively by the leaseholders?
A conveyancing firm acted on my conveyancing in Cheltenham 8 years ago and was holding my deeds but has since been shut down – What can I do to get hold of them?
Deeds, as such, no longer exist as the majority of homes in Cheltenham are archived electronically at Land Registry. Should you need to prove evidence of proprietorship or are selling or refinancing your lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to email@example.com. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.