I have just been advised by my lender that my Dymock the law firm I have appointed is not on the lender Solicitor panel. How can I be certain that this is indeed the case?

The first thing you need to do is to contact your Dymock conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

My stepmother advised me that in buying a property in Dymock there may be various restrictions prohibiting external changes to the property. Is this right?

We are aware of a number of properties in Dymock which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Dymock should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to mortgage companies such as Principality, do Dymock conveyancers face a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

We were going to get a DIP from Nationwide this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Dymock solicitors on the Nationwide conveyancing panel, or is it better to go independently?

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

We are close to exchanging contracts on the sale of our home in Dymock and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Dymock. We have lived in Dymock for six years we know of no issue. Do we contact our local Authority to get clarification that the buyers are looking for.

It would appear that you have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Just had an offer accepted on a new build flat in Dymock. Conveyancing is necessary evil 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.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Dymock

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I have just appointed agents to market my garden flat in Dymock. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

It best that you discharge the service charge as you normally would because all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents 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 acquired a 1st floor flat in Dymock, conveyancing having been completed May 2006. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Dymock with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2091

With just 70 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.