Is it correct that all Gaydon CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?

Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.

Can I be sure that the Gaydon conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Gaydon getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.

My wife and I have organised a further advance on our home loan from Virgin Money as we wish to carry out alterations to our house in Gaydon. Do we need to appoint a nearby Gaydon solicitor on the Virgin Money conveyancing panel to handle the paperwork?

Virgin Money do not ordinarily appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.

About to purchase a new build apartment in Gaydon. 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 may expect your new-build leasehold conveyancing in Gaydon

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

How simple is it to swap conveyancer as I need to instruct one who is on the TSB conveyancing panel. I instructed a family conveyancing solicitor in Gaydon round the corner but he is not accepted by TSB

We will our best to assist in finding you a conveyancing solicitor in Gaydon on the TSB panel. Please note that the law firms that we list do not pay us commission if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Gaydon. In utilising search facility on this page, you can compare fees for conveyancing solicitors in Gaydon and beyond.

Am I best advised to use a Gaydon conveyancing practitioner in close proximity to the house I am purchasing? I have an old university friend who can perform the legal formalities but her office is 400miles drive away.

The benefit of a local Gaydon conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were happy that must trump using an unfamiliar Gaydon conveyancing solicitor just because they are Gaydon based.

I have recently realised that I have 72 years unexpired on my lease in Gaydon. I now want to extend my lease but my landlord is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to locate the lessor. On the whole an enquiry agent would be useful to try and locate and to produce a report to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Gaydon.

Gaydon Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

How much is the ground rent and service charge? What is the name of the managing agents? Is anyone aware of any major works in the near future that will likely increase the maintenance charges?