Can the conveyancing lawyers listed on your site execute conveyancing in Dursley by way of an attended exchange?

We do have a number of conveyancing experts who can conduct personalised exchanges. You should contact us to secure a costs illustration and details as to dates.

I happen to be the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Dursley. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in December. Is the property unsalable for six months?

The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How practical a view lenders take of it, depend on the mortgage company as this obligation is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being difficult. The Dursley solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?

It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Nottingham have agreed my home loan in principle, my offer on a flat in Dursley has been agreed to, what happens next?

Your property agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s panel). Contact Nottingham or the broker and complete any outstanding documentation. Nottingham will instruct a valuer who will get in contact with the estate agent or vendor to book an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nottingham will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dursley.

It has been 4 months since my purchase conveyancing in Dursley took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am tempted by the attractive purchase price for a couple of apartments in Dursley which have about fifty years unexpired on the leases. Will this present a problem?

There are no two ways about it. A leasehold flat in Dursley is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. The majority of buyers and mortgage companies, leases with less than eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Dursley conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I invested in buying a 2 bed flat in Dursley, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Dursley with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2092

With 66 years unexpired we estimate the premium for your lease extension to be between £11,400 and £13,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I pay a service charge for my appartment in Dursley. Due to redundancy and other issues I fell into arrears with payments. The freeholders agreed a clearance plan but there is still in the region of £3000 outstanding as of today.

I want to sell and I am concerned this may threaten to derail the sale if I have to discharge the amount due first. I'd like to sell up and subsequently pay them back with the proceeds - is this possible?

Your lawyer will hopefully be able to negotiate with the management company, and agree with them whether or not they would accept settlement out of the sale proceeds. Here is indicative of why it might be good to choose a conveyancer in Dursley as they are likely to have an established relationship with the management company.