I am in the process of selling my house in Dursley and the estate agent has just telephoned to warn that the purchasers are appointing a new solicitor. The reason given is that the lender will only work with property lawyers on their approved list. On what basis would a leading mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Dursley ?
UK lenders have always had an approved set of law firms they are content to work with, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Dursley. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/1/2021, the requirements read as follows :
We are downsizing from our home in Dursley and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Dursley conveyancer would know this is not the case. It does beg the question why the buyers used an online conveyancing practice as opposed to a conveyancing solicitor in Dursley. Having lived in Dursley for many years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
The deeds to my home can not be found. The lawyers who dealt with the conveyancing in Dursley 4 years ago have long since closed. What are my options?
Nowadays there are duplicates made of almost everything, and your lawyer will be aware exactly where to find all the suitable documentation so you may buy or dispose of your property without a hitch. Where duplicates are not available, your lawyer can arrange cover in the form of insurance or indemnities against future claims on your premises.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Dursley I like with amenity areas and transport links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Dursley for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term will likely be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
In my capacity as executor for the will of my aunt I am selling a residence in Newport but reside in Dursley. My solicitor (based 300 kilometers from merequires that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Dursley to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Dursley based