I am progressing with the sale of my ground floor flat in Gloucestershire and the EA has just e-mailed to warn that the purchasers are appointing a new property lawyer. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Gloucestershire ?
Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
My Solicitor in Gloucestershire has never been on on the Coventry Building Society Approved Panel. Can I still use my prefered solicitor notwithstanding that they are excluded from the Coventry Building Society panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your existing Gloucestershire solicitors but Coventry Building Society will need to use a solicitor on their list of acceptable firms. This will result in additional overall conveyancing charges and cause delays.
- Get an alternative practitioner to act in the conveyancing, obviously checking they are Convince your solicitor to use their best endeavours to join the Coventry Building Society conveyancing panel
We are purchasing a detached bungalow in Gloucestershire. Our aim is to carry out a loft conversion at the house.Will legal conveyancing on the property involve enquiries to ascertain if these works are permitted?
Your property lawyer should check the deeds as conveyancing in Gloucestershire will occasionally identify restrictions in the title deeds which prevent categories of alterations or require the consent of another owner. Some extensions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
is it true that all Gloucestershire solicitor firms on the Principality conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the SRA. The majority of lenders do allow licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The Gloucestershire solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I completed on my flat on 3 April and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Gloucestershire advises it will be registered in less than a month. Are transfers in Gloucestershire uniquely lengthy to register?
As far as conveyancing in Gloucestershire registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can differ subject to who lodges the application, whether it is in order and if the Land registry have to notify any third parties. Currently in the region of 80% of submission are fully addressed within 12 days but occasionally there can be protracted delays. Registration is effected after the buyer is living at the property so an expedited registration is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer could contact the land registry and explain the circumstances.
In my capacity as executor for the will of my father I am disposing of a house in Swansea but I am based in Gloucestershire. My solicitor (who is 260 kilometers from mehas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Gloucestershire who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Gloucestershire
Do I need to have a meeting at the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Gloucestershire as it will be easier to pop in to their offices if necessary.
Whereas this was necessary 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Gloucestershire.