Much to our surprise we have been notified by our lender that my Gloucestershire the law firm I have appointed is not on the bank Conveyancing panel. How can I be certain that this is indeed the case?
The first thing you need to do is to call your Gloucestershire lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
Do I need to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Gloucestershire so that I can pop in to their offices when needed.
Most approved lawyers for lenders conduct the vast majority of communications via Royal Mail, e-mail or over phone calls. This enables them to carry out the conveyancing transaction no matter where you live in England or Wales. However you can see if you have the option of attending the offices of your conveyancing lawyer if needed.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Gloucestershire is the location of the property. Can you offer any advice?
Flying freeholds in Gloucestershire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Gloucestershire you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Gloucestershire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We're FTB’s - agreed a price, but the estate agent told us that the owners will only issue a contract if we use their preferred solicitors as they want a ‘quick sale’. My instinct tells me that we should use a high street solicitor who is familiar with conveyancing in Gloucestershire
It is improbable the sellers are behind this. Should the owner want ‘a quick sale', alienating a serious buyer is not the way to achieve this. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Gloucestershire conveyancing solicitors - not the ones that will earn their estate agent a commission or hit his conveyancing figures demanded by HQ.
I would like to let out my leasehold apartment in Gloucestershire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
The lease governs the relationship between the freeholder and you the flat owner; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Gloucestershire do not prevent subletting altogether – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I inherited a leasehold flat in Gloucestershire, conveyancing formalities finalised 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Gloucestershire with a long lease are worth £211,000. The ground rent is £45 per annum. The lease comes to an end on 21st October 2092
With only 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
Our conveyancer in Gloucestershire has identified a a problem with the lease for the apartment we are buying in Gloucestershire. The seller’s lawyers have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor has advised that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Are we the client or is the mortgage company?
Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Gloucestershire conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the mortgage company are the client. These conveyancing instructions must be adhered to by the bank conveyancing panel who has to balance acting for you and the mortgage company