Is the fact that my conveyancer in Gamlingay is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack 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. If you are concerned you should simply call the Gamlingay conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

As someone with no idea as to the Gamlingay conveyancing process what is the number one tip you can give me concerning the ownership transfer in Gamlingay

Not many law firms shout this from the rooftops but conveyancing in Gamlingay or throughout Cambridgeshire is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the legal transfer of property. For instance, the seller, property agent and even potentially the bank. Choosing a solicitor for your conveyancing in Gamlingay is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose interest is to look after your best interests and to keep you safe.

Sometimes a potential adversary may attempt to convince you that it is in your interests to do things their way. For example, the selling agent may claim to be assisting by claiming that your lawyer is wrong. Or your financial adviser may try to convince you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We just had an offer accepted to purchase with Melton Mowbray Building Society. We have called around locally yet cant to find a Gamlingay conveyancing firm on the Melton Mowbray Building Society approved list. Can you help?

You should take advantage of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Gamlingay or your location and you will discover a number of lawyer based in Gamlingay or near you.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Gamlingay is where the house is located. What do you suggest?

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

What are your top tips when it comes to finding a Gamlingay conveyancing practice to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Gamlingay conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Gamlingay conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

If the firm is not ALEP accredited then what is the reason?

Gamlingay Conveyancing for Leasehold Flats - Examples of Queries before buying

Are there any major works in the near future that will likely increase the maintenance charges? How much is the ground rent and service charge?