Me and my partner are purchasing a maisonette in Dymock. My Conveyancer is not listed on the bank conveyancing list. Can I still retain my Dymock conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

Various options include

• Proceed with your existing Dymock property lawyer but your bank will need to appoint a conveyancing practitioner on their conveyancing panel. This will result in additional cost and potential delay.
• Choose a new solicitor to act in the purchase, making sure they are on the mortgage company conveyancing panel.
• Convince your conveyancer to pull out all the stops to join the mortgage company conveyancing panel

What does my ID and proof of funds have anything to do with my conveyancing in Dymock? What am I being asked for?

Dymock conveyancing solicitors and indeed property lawyers throughout the UK have an obligation under money laundering regulations to check the ID of any client in order to satisfy themselves that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of identity (typically a Passport or Driving Licence) and evidence of address (usually a Bank Statement less than 3 months old).

Proof of the origin of funds is also necessary in compliance with the money laundering statutes as conveyancers are duty bound to ensure that the funds you are using to purchase a property (be it the exchange deposit or the total purchase price where you are a cash purchaser) has originated from a reputable source (such as employment savings) and is not the product of illegitimate activity.

This question may be naive but I am new to the process as a 1st time purchaser of a two bedroom flat in Dymock. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will use a local conveyancing solicitor in Dymock?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the property Agents and move into your new home. Usually this occurs early afternoon.

Can you help - my lawyer says that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Dymock conveyancing?

The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such policies.

We have agreed to purchase a house in Dymock. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?

As your lender is Principality your lawyer must check the formal requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Dymock.

I need some fast conveyancing in Dymock as I have pressure to exchange contracts within 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

If.Given you are not taking a home loan you have the choice not to have searches conducted although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Dymock the following are examples of what can be revealed and therefore impact future mortgageability: Enforcement Actions, Outstanding Charges, Overdue Grants, Road Schemes,...

I am tempted by the attractive purchase price for a couple of apartments in Dymock both have in the region of 50 years remaining on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the premises for a period of time. As a lease gets shorter the saleability of the lease decreases and results in it becoming more costly to extend the lease. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this area.

I bought a leasehold flat in Dymock, conveyancing having been completed in 1997. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Dymock with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease terminates on 21st October 2090

With just 66 years remaining on your lease we estimate the premium for your lease extension to span between £11,400 and £13,200 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.