We are buying a 3 bedroom flat in Gloucester with a mortgage. We like our Gloucester solicitor, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel solicitors or retain our Gloucester conveyancing practitioner as well as pay for one of their panel lawyers to represent them. We feel that this is inequitable; can we not require that the bank use our Gloucester conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Gloucester conveyancing solicitor to apply to be on the conveyancing panel.
My partner and I are acquiring our first property. The conveyancing practitioner has e-mailedto enquire if we want to purchase additional conveyancing searches. Unfortunately we have no idea as to what's necessary for conveyancing in Gloucester
The scope of Gloucester conveyancing searches depends entirely on the premises, the location, the likelihood of any of these risks, your knowledge of the region and risks, your general approach to risk. What matters is that you properly understand what information each search could supply. You may then decide if you consider that you need that information. If uncertain, ask the conveyancing practitioner to advise.
As I am unsure how the conveyancing process works what is the most important piece of guidance you can give me concerning purchase conveyancing in Gloucester?
You may not hear this from too many lawyers but conveyancing in Gloucester or throughout England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and others involved in the transaction. E.g., the vendor, selling agent and even potentially a lender. Selecting a solicitor for your conveyancing in Gloucester is a critical decision as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to protect your legal interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you must always trust your solicitor ahead of the other players when it comes to the legal transfer of property.
I opted to have a survey completed on a property in Gloucester prior to retaining lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders will refuse to issue a loan on such a property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gloucester. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Gloucester to see if the conveyancing costs will increase in light of this.
Am I better off to go with a Gloucester conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can conduct the legal formalities however they are based over three hundred miles away.
The primary upside of using a local Gloucester conveyancing practice is that you can drop in to execute paperwork, present your identification documents and pester them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If you know people who used your friend and in the main were happy that should outweigh using an unknown Gloucester conveyancing solicitor just because they are round the corner.
There are numerous properties in Gloucester on unadopted lanes. We are buying one such house. Are there any benefits to buying a residence on a privately owned road?
Gloucester conveyancing practices are well versed in dealing homeson private. Your lawyer will investigate title to find any rights or responsibilities. In many cases there is a residents association that residents make annual contributions to maintain the road. Where there is one, the road will likely be maintained and appear nicer than council owned.