We note that you have a search directory listing firms on the Nationwide conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Dymock?

We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dymock.

My home in Dymock is up for sale and I have a purchaser. Does the lawyer need to be required to be on the Nationwide conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.

Is it the case that all Dymock solicitor firms on the Lloyds conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the practice would be overseen by the CLC.

My wife and I have arranged the release of further funds on our home loan from Leeds Building Society as we intend to conduct alterations to our house in Dymock. Do we need to select a high street Dymock solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society would not normally appoint firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

Two weeks ago we had a mortgage agreed in principle with Bank of Ireland. Dymock conveyancing practitioners were appointed. How long does it take for Bank of Ireland to forward the offer to the lawyer?

Some lenders take longer than others. Have Bank of Ireland done the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I moved into my flat on 3 July and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Dymock advises it will be recorded in a couple of weeks. Are properties in Dymock particularly slow to register?

There is nothing unique about conveyancing in Dymock registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any other persons or bodies. At present approximately 80% of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Registration is effected once the purchaser has moved in to the premises so post completion formalities is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.

Can you provide any advice for leasehold conveyancing in Dymock with the intention of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Dymock can be avoided where you get in touch lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation needed by the buyers’ solicitors.
The majority of landlords or Management Companies in Dymock charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Dymock. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your lawyers. A buyer’s lawyer will not be happy to advise their client to where the remaining number of years is below 80 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to ongoing. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Arranging a re-issued share certificate can be a lengthy formality and delays many a Dymock conveyancing transaction. Where a new share is needed, you should approach the company director and secretary or managing agents (if relevant) for this sooner rather than later.

I invested in buying a 1st floor flat in Dymock, conveyancing was carried out 9 years ago. 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 a long lease are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2095

With just 70 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.