I am in the process of selling my flat in Lechlade and the estate agent has just text me to say that the buyers are appointing a new law firm. The excuse is that the bank will only work with property lawyers on their approved list. Why would a leading lender only deal with specific lawyers rather the firm that they want to choose for their conveyancing in Lechlade ?

UK lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

Have purchased a a terraced house in Lechlade , What is the estimated time for the Land Registry to record my title? My Lechlade conveyancing solicitor works at snail pace, so I want to check that my name is registered.

There is nothing unique about conveyancing in Lechlade registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. As of today approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be extensive delays. Registration occurs after the purchaser is living at the premises so an expedited registration is not always an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

How does conveyancing in Lechlade differ for newly converted properties?

Most buyers of new build premises in Lechlade contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because builders in Lechlade typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lechlade or who has acted in the same development.

Back In 2005, I bought a leasehold house in Lechlade. Conveyancing and National Westminster Bank mortgage are in place. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Lechlade who previously acted has long since retired. Any advice?

First make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to instruct a Lechlade conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I bought a 1st floor flat in Lechlade, conveyancing having been completed February 2003. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Lechlade with over 90 years remaining are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ceases on 21st October 2082

You have 57 years unexpired the likely cost is going to be between £26,600 and £30,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

What is the distinction between surveying and conveyancing in Lechlade?

Conveyancing - in Lechlade or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you discover the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the seller to remedy the defects prior to you complete your move.