Am I correct in assuming that the fact that my solicitor in Drybrook is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should contact the Drybrook conveyancing practice and enquire why they are no longer on the approved list for your lender.

Why is leasehold purchase conveyancing in Drybrook costs more?

In summary, leasehold conveyancing in Drybrook and Gloucestershire usually necessitates more work compared to freehold conveyancing. This includes reviewing the lease, corresponding with the landlord concerning the service of required notices, obtaining current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

I am buying a new build flat in Drybrook. 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 conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Drybrook

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I decided to have a survey done on a property in Drybrook before appointing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders will not give a loan on such a property.

It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Drybrook. Conveyancing will be smoother if you use a solicitor in Drybrook especially if they are acquainted with such properties in Drybrook.

How easy is it to change a solicitor as I need to find a Drybrook based firm who is on the lender conveyancing panel. How simple is it to change conveyancer?

If you haven't yet appointed a solicitor to commence the conveyancing and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Drybrook that you're considering.