My wife and I have recently appointed a conveyancing solicitor in Quedgeley. I need to find out whether they are accepted on the Santander conveyancing panel. Could you or the lender confirm if they are on the panel?

You should e-mail your solicitor and ask them whether they can act for the lender. Alternatively please call Santander who may be able to assist.

I am helping my mother sell her house in Quedgeley. Does the solicitor order an EPC or it is for the seller to coordinate?

After the abolition of Home Information Packs, energy performance certificates was left as a mandatory part of selling a house. An energy performance certificate should be commissioned prior to the property being marketed. This is not a task that law firms normally arrange. If you are using a Quedgeley conveyancing practitioner they might be able to arrange energy performance certificates given their relationships with reputable local assessors

We have a mortgage agreed in principle with Co-operative. Quedgeley conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from Co-operative?

Some lenders take longer than others. Have Co-operative done the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have finally had an offer on a maisonette in Quedgeley accepted, but there is a chain. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Quedgeley. What should be my next step? When should I get the mortgage application with Barclays going?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Quedgeley conveyancing search costs, etc). First, you should ensure that your solicitor is on the Barclays approved list. As to the next phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a hot market some purchasers would apply for the mortgage with Barclays and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with the conveyancing in Quedgeley.

Will our conveyancer be raising enquiries regarding flooding during the conveyancing in Quedgeley.

The risk of flooding is if increasing concern for lawyers conducting conveyancing in Quedgeley. There are those who acquire a house in Quedgeley, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Quedgeley. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to find out if the premises has suffered from flooding. In the event that the property has been flooded in past which is not revealed by the owner, then a buyer could commence a legal claim for losses as a result of such an misleading response. A purchaser’s conveyancers may also conduct an enviro report. This should disclose if there is any known flood risk. If so, more detailed investigations should be conducted.

Are there restrictive covenants that are commonly picked up during conveyancing in Quedgeley?

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Quedgeley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Just had an offer accepted on a new build flat in Quedgeley. 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 is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Quedgeley

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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. Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision.