Find a Forest of Dean Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Forest of Dean? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Forest of Dean transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Forest of Dean

We are a couple about to sign contracts for a property in Forest of Dean. We encountered a stumbling block. The mortgage offer with HSBC Bank runs out on 29/3/2021 but the owners are putting forward a completion date of 31/3/2021. Can one extend the mortgage expiry date?

The person best placed to deal with your issue is your conveyancer who will calculate whether they better off negotiating with the mortgage company, seller’s conveyancers, property agents or possibly all parties given the history of your transaction to date.

Have just purchased a repossessed house at auction in Forest of Dean. Conveyancing is needed. What are my next steps?

Given that you have now to in every practical sense signed on the dotted line you will need to appoint a conveyancing solicitor as a matter of urgency as you are facing a tight deadline in which to complete the transaction. All auction property should have an associated auction pack. This will likely include most,if not all of the paperwork that your solicitor requires. In the case of leasehold premises the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must give this to the lawyer working for you ASAP. Do make sure that your finances are in order to complete on the on the contractual date .

Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a garden flat in Forest of Dean. Do I pick up the keys to the premises on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Forest of Dean?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. This tends to happen between 1 and 3pm.

We expect to receive a DIP from RBS 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 RBS recommend any Forest of Dean solicitors on the RBS conveyancing panel, or is it better to go independently?

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

Just acquired a semi-detached house in Forest of Dean , What is the estimated time for the Land Registry to record the transfer to my name? My Forest of Dean conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are dealt with.

As far as conveyancing in Forest of Dean is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently in the region of three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration occurs after the buyer has moved in to the property thus 'speed' is not always an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.

Completion is due on the disposal of our £475,000 flat in Forest of Dean next week. The management company has quoted £336 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Forest of Dean?

For most leasehold sales in Forest of Dean conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

    Addressing pre-exchange enquiries Where consent is required before sale in Forest of Dean Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale
Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Forest of Dean leasehold premises is £350. For Forest of Dean conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Forest of Dean Leasehold Conveyancing - Examples of Queries before Purchasing

    Is anyone aware of any major works on the horizon that will add a premium to the maintenance charges? How long is the Lease? Is the freehold owned collectively by the tenants?

I've found a house that seems to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Forest of Dean. Conveyancing advisers have not yet been appointed. Will they explain the issues?

Most houses in Forest of Dean are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Forest of Dean in which case you should be shopping around for a Forest of Dean conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

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