We are due to move property in January. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Coleford. Conveyancing lawyer was found prior to coming across your website.

On the day of completion you will need to collect the keys from your property agent but this can only occur when the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a conveyancing in Coleford or a lawyer with expertise in conveyancing in Coleford.

Is it the case that all Coleford conveyancing solicitors on the Barclays conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Barclays conveyancing panel they would need to be regulated by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.

We are getting a further advance on our mortgage from Nationwide as we intend to conduct improvements to our home in Coleford. Are we obliged to appoint a local Coleford solicitor on the Nationwide conveyancing panel to handle the paperwork?

Nationwide would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Coleford?

Many commercial conveyancing solicitors in Coleford will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Coleford. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Coleford.

For every commercial conveyancing transaction in Coleford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Coleford commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Coleford.

I am buying my first flat in Coleford with a mortgage from Virgin Money. The developers refused to move on the price so I negotiated £7000 of additionals instead. The estate agent advised me not inform my lawyer about this extras as it would adversely affect my mortgage with Virgin Money. Do I keep my lawyer in the dark?.

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.

I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Coleford is where the house is located. Is there any advice you can give?

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

I have just started marketing my garden flat in Coleford. Conveyancing has not commenced, however I have recently had a half-yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would given that all ground rent and service payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a basement flat in Coleford, conveyancing was carried out March 2002. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Coleford with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2102

With just 77 years remaining on your lease we estimate the price of your lease extension to span between £7,600 and £8,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.