I am under pressure from the owner of a property in Bishops Cleeve to complete within four weeks. What can I do to speed up matters?

In a situation where the seller is applying pressure to sign contracts it is highly recommended that your lawyer is familiar with the location as they will have local connections and know-how. It is possible that they may have transacted otherhouses in the same road. You would be best advised to use a Bishops Cleeve conveyancing firm. In addition, make sure that the conveyancing firm is on the member panel. It is understood that nearly one in five of Bishops Cleeve conveyancing transactions are frustrated or derailed after discovering a buyer’s conveyancer was not on their mortgage lender’s panel. This can often result in the transaction being delayed by as much as three weeks. It is claimed that this issue affects in the region of 100,000 home sales annually. Almost all Bishops Cleeve conveyancing practices can not act for certain lenders so do check as early as possible.

I can see plenty of information on this site regarding conveyancing in Bishops Cleeve but can you isolate your top tip for selecting the right conveyancer in Bishops Cleeve

It would be unwise to be seduced by the lowest Bishops Cleeve conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I'm in the throws of looking at apartments in Bishops Cleeve and I am now considering a potential offer. Is it best to have my property lawyer on ‘stand by’? I am planning to take a mortgage with UBS.

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are taking out a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.

Completion of my purchase has taken place for my property in Bishops Cleeve. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I decided to have a survey done on a house in Bishops Cleeve ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some banks will refuse to grant a loan on a flying freehold house.

It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bishops Cleeve. Conveyancing will be smoother if you use a solicitor in Bishops Cleeve especially if they are acquainted with such properties in Bishops Cleeve.

As co-executor for the estate of my grandfather I am selling a house in Monmouth but live in Bishops Cleeve. My solicitor (who is 300 kilometers awayrequires that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Bishops Cleeve who can witness this legal document for me?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Bishops Cleeve

I have been recommended a conveyancing solicitor in Bishops Cleeve. I I would like to check if they are on the lender's approved list of lawyers. Can you assist?

It’s a good idea call your solicitor to check if they are on the bank's approved list. Alternatively please get in touch with us and we can make some checks for you. Should the firm not be on the lender panel we can certainly arrange a quality conveyancing solicitor in Bishops Cleeve on the panel for your lender.