Please explain the implications if my solicitor is suspended from the HSBC Solicitor panel ahead of completing my conveyancing in Quedgeley?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Have just purchased a probate house at auction in Quedgeley. Conveyancing is needed. What happens now?
Having legally committed yourself to purchase you will need to choose a conveyancing practitioner soon as you will have a fast approaching a drop dead date to complete the purchase. Every auction property should have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should pass this on to the conveyancer instructed by you ASAP. Do make sure that that you have the requisite funding in order to complete on the on the contractual date .
I am currently in the process of buying my council flat in Quedgeley. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
Completion of my remortgage has taken place for my property in Quedgeley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. 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.
I have been told that property searches are the primary cause of delay in Quedgeley conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any slowing down conveyancing in Quedgeley.
I am buying my first flat in Quedgeley with a loan from Coventry Building Society. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my conveyancer about this side-deal as it could adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Quedgeley I like with open areas and railway links nearby, however it's only got 51 years on the lease. I can't really find anything else in Quedgeley suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
We're new on the property ladder - agreed a price, but the agent advised that the vendor will only issue a contract if we instruct their chosen conveyancers as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor used to conveyancing in Quedgeley
We suspect that the seller is not behind this demand. If they desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to appoint your own,trusted Quedgeley conveyancing lawyers - not the ones that will provide the estate agent a referral fee or achieve conveyancing thresholds pre-set by head office.