I have 71 years left on my lease and need a lease extension for my apartment in Cirencester. Conveyancing solicitors on the Virgin panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 4/9/2024 the requirements read as follows :

When it comes to lenders such as Bank of Ireland, do Cirencester lawyers face a fee to be on the conveyancing panel?

We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I am buying a property in Cirencester. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Skipton be concerned?

As your lender is Skipton your lawyer must follow the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Skipton. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Skipton where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Cirencester.

I am expecting a AIP from HSBC this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Cirencester solicitors on the HSBC conveyancing panel, or is it better to go independently?

You will need to appoint Cirencester solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

The estate agent has sent us the confirmation of our purchase of a new build flat in Cirencester. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cirencester

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Cirencester is where the house is located. What do you suggest?

Flying freeholds in Cirencester are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cirencester you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cirencester may decide 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 property.

I need to retain a conveyancing solicitor for some conveyancing in Cirencester. I have stumble upon a site which looks to be the ideal solution If it is possible to get all the legals done via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?