Is the fact that my conveyancer in Tetbury is not on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Tetbury conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My wife and I are selling our home in Tetbury and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any high street Tetbury conveyancer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing practice rather than a conveyancing solicitor in Tetbury. We have lived in Tetbury for six years we know of no issue. Do we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with 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 ailment)
My wife and I own a 4 bedroom Edwardian property in Tetbury. Conveyancing practitioner represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Coventry Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tetbury and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing lawyer who conducted the purchase.
I am looking for a leasehold apartment up to £235,500 and identified one near me in Tetbury I like with open areas and railway links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Tetbury suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan that many years will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.
How do I locate a Tetbury law firm on the Barclays conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the bank and your location and you will see a number of Tetbury conveyancing lawyers located nearest you. We have detailed some Tetbury conveyancing firms at the bottom of this page and you can contact them to check if they are on the Barclays panel
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.