My best friend’s mother is a conveyancer. I hope that I can be offered mate’s rates for conveyancing, However if that does not come materialise, what level of fees would I typically be looking at for conveyancing in Bishops Cleeve?

Do compare pricing. Do use our comparison tool on this site. You will notice that fees may be different but the service one can expect are distinct between property lawyers as is the case with most professions.

I am buying a property in Bishops Cleeve. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

Given that your lender is Principality your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease does not comply with these specifications. The conditions relate to the installation of panels on properties nationwide and is not isolated to Bishops Cleeve.

I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Bishops Cleeve property lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Lloyds has sent the Land Registry the discharge electronically, and
3. Lloyds has instructed the Land Registry to do so

Planning on purchasing a apartment in Bishops Cleeve. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bishops Cleeve property lawyer is on the Virgin Money conveyancing panel.

I have a 4 bedroom Victorian property in Bishops Cleeve. Conveyancing lawyer acted for me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bishops Cleeve and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing lawyer who conducted the purchase.

I'm purchasing a new build house in Bishops Cleeve with a loan from Nottingham Building Society. The sellers refused to move on the amount so I negotiated 6k of extras instead. The house builders rep told me not disclose to my solicitor about the extras as it will jeopardize my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Back In 2008, I bought a leasehold flat in Bishops Cleeve. Conveyancing and Leeds Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Bishops Cleeve who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Bishops Cleeve conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Bishops Cleeve Leasehold Conveyancing - Examples of Questions you should ask before buying

How is the lease structured? Are any of leasehold owners in dispute over their service charge payments?