Is the fact that my solicitor in Forest of Dean is not listed on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?

That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Forest of Dean conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We note that you have a post code search directory listing law firms on the Principality conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Forest of Dean?

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

I need some fast conveyancing in Forest of Dean as I am faced with a deadline to exchange contracts inside 3 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?

As you are not obtaining a home loan you are at liberty not to have searches carried out although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in Forest of Dean the following are instances of what can crop up and therefore affect market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...

Due to the encouragement of my in-laws I had a survey completed on a property in Forest of Dean ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies tend refuse to issue a loan on such a home.

It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Forest of Dean. Conveyancing may be slightly more expensive based on your lender's requirements.

I am tempted by the attractive purchase price for a two apartments in Forest of Dean which have about 50 years remaining on the lease term. should I be concerned?

A lease is a right to use the premises for a prescribed time frame. As a lease shortens the marketability of the lease deteriorates and results in it becoming more costly to extend the lease. For this reason it is generally wise to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage lenders may be reluctant to lend money on properties of this type. Lease enfranchisement can be a difficult process. We recommend you get professional assistance from a solicitor and surveyor with experience in this arena.

I am the registered owner of a basement flat in Forest of Dean, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Forest of Dean with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 per annum. The lease terminates on 21st October 2084

With only 58 years unexpired we estimate the price of your lease extension to range between £23,800 and £27,400 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.