I am selling my house in Cirencester. Does the solicitor have to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

We are planning to move home in March. Does my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Cirencester. Conveyancing firm was found before I stumbled across your site.

On the afternoon of completion you can pick up the house keys from your property agent however this should only happen when the vendors lawyers advise the agent that the monies to complete are in and the keys can be released. Subsequently you should inform the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you find a residential property solicitor in Cirencester or a lawyer that specialises in conveyancing in Cirencester.

My fiancee and I are spending time looking at apartments in Cirencester and I am about to put in an offer. Is it best to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Nottingham.

You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are obtaining a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

The mortgage over my property is with Nationwide for my property in Cirencester. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

Your original mortgage agreement with Nationwide will provide that you need their approval prior to renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel lawyer.

I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Cirencester for a purchase of a leasehold apartment 10 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cirencester conveyancing specialists.

Just had an offer accepted on a new build flat in Cirencester. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Cirencester

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Cirencester is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cirencester are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cirencester you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cirencester 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.