When it comes to lenders such as Leeds Building Society, do Lydney conveyancing practitioners face a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

Can you point me to a directory of Lloyds panel conveyancers in Lydney on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. Very few lenders make their panel listings viewable on the web. If you are in need of a Lydney solicitor on the Lloyds please use our tool.

Two weeks ago we had a mortgage agreed in principle with Coventry BS. Lydney conveyancing practitioners were selected. How long does it take for Coventry BS to send the offer to the solicitor?

There is no definitive answer here. Have Coventry BS done the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, chain free conveyancing. Lydney is the location of the property. Can you shed any light on this issue?

Flying freeholds in Lydney are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lydney you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lydney may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Taking into account that I am about to spend 450k on a property in Lydney I wish to have a conversation with the conveyancer regarding thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Lydney.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Lydney should be the figure that you are charged.

Can you offer any advice when it comes to appointing a Lydney conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Lydney conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Lydney conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

What volume of lease extensions has the firm carried out in Lydney in the last twenty four months? If they are not ALEP accredited then what is the reason?

I bought a 1 bedroom flat in Lydney, conveyancing having been completed March 2011. How much will my lease extension cost? Corresponding properties in Lydney with over 90 years remaining are worth £170,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2103

You have 78 years remaining on your lease we estimate the price of your lease extension to span between £7,600 and £8,800 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

Is it true that a Lydney conveyancing firm taken to court by clients for not carrying out the appropriate conveyancing searches?

Our attention has not be brought to such a Lydney conveyancing matter but it has been reported that, clients purchasing a house elsewhere in England successfully sued their solicitor due to development plans to erect a wind farm failing to be picked up in conveyancing searches.

Where you are purchasing in Lydney It is critical that your solicitor carry out all Lydney conveyancing searches needed to ensure you have accurate and current information ahead of acquiring a home in Lydney.