I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel conveyancer as I would prefer to instruct a Cheltenham based conveyancing firm?

You should check but the chances are that appoint one of their panel lawyers should you want the "fee-free" incentive. Call the bank to ask if they make available a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Cheltenham.

Just had an offer accepted on a new build apartment in Cheltenham. 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Cheltenham

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

Due to the advice of my in-laws I had a survey completed on a property in Cheltenham ahead of appointing solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders will not issue a mortgage on a flying freehold home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cheltenham. Conveyancing will be smoother if you use a solicitor in Cheltenham especially if they are accustomed to such properties in Cheltenham.

Am I better off to instruct a Cheltenham conveyancing practitioner who is local to the property I am hoping to buy? An old friend can handle the conveyancing but her office is 300miles away.

The benefit of a local Cheltenham conveyancing firm is that you can attend the office to execute documents, present your ID and apply pressure on them where appropriate. Having local Cheltenham know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that should outweigh using an unknown Cheltenham conveyancing lawyer just because they are local.

Back In 2002, I bought a leasehold house in Cheltenham. Conveyancing and Halifax mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Cheltenham who acted for me is not around. Any advice?

First make enquiries of HMLR to be sure that this person is indeed the new freeholder. You do not need to instruct a Cheltenham conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Cheltenham Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

It is important to be aware whether changing the roof or some other significant cost is due in the near future that will be shared by the leaseholders and will dramatically impact the level of the service costs or necessitate a one time invoice. What is the name of the managing agents?