I am purchasing a flat in Dymock. My property lawyer has never been on on the bank approved list. Can I still retain my Dymock conveyancing solicitor even though they are excluded from the bank panel?

You have a couple of alternatives available to you here

• Carry on with your chosen Dymock conveyancing practitioner but your bank will no doubt instruct a property lawyer on their approved panel. The net result is additional charges and potential frustration.
• Appoint a fresh solicitor to conduct the conveyancing, making sure they are on the lender conveyancing panel.
• Convince your lawyer to do everything within their powers to get accepted on the lender’s panel of solicitors

When it comes to lenders such as HSBC, do Dymock property lawyers face an annual charge to be on the conveyancing panel?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

My partner and I have organised the release of further funds on our mortgage from Barclays as we wish to conduct a loft conversion to our property in Dymock. Do we need to appoint a nearby Dymock solicitor on the Barclays conveyancing panel to deal with the paperwork?

Barclays do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.

I am expecting a DIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Dymock solicitors on the UBS 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 UBS conveyancing panel. The solicitor represents both you and UBS through the process.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Dymock I like with open areas and station nearby, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Dymock for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a mortgage the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

How do I use the search tool to locate a conveyancing practitioner in Dymock on the authorised to act for my mortgage?

1st choose a bank such as Santander, Bank of Scotland or Barclays Direct then type in your location such as Dymock. Conveyancing organisations in Dymock and nationally will then be shown.

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it all the more appealing. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Dymock. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Dymock ?

Most houses in Dymock are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Dymock in which case you should be looking for a Dymock conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your solicitor should advise you fully on all the issues.

I purchased a 2 bed flat in Dymock, conveyancing having been completed October 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Dymock with over 90 years remaining are worth £211,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 2092

With just 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should 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 you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.