Some advice if I may. My Lydney lawyer is assuring me that he has toconduct Lydney conveyancing searches becausethe firm are on the Nat Westapproved lawyer panel. Do I not have a choice here?

You have limited options available to you. As you are taking a mortgage with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Lydney conveyancing searches.

My wife and I are buying a property in Lydney. It might be a silly question but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I just bought a property at auction in Lydney. Conveyancing is necessary. What happens now?

Given that you are now exchanged you now have to find a conveyancing lawyer quickly as you will have a tight deadline in which to complete the purchase. Every auction property will ordinarily have a bespoke auction pack. This will include most,if not all of the paperwork that your lawyer requires. If you have purchased leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to give this to the lawyer instructed by you as soon as possible. Do make sure that your finances are in order to complete on the date specified in the contract.

I am the only recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Lydney. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as though I had purchased the house in January. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. Most lenders would take a pragmatic view as this provision chiefly exists to capture the purchase and immediately sell or the quick reselling of property.

I bought my home on 10 November and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Lydney advises it would be registered inside ten days. Are properties in Lydney particularly slow to register?

As far as conveyancing in Lydney is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present roughly three quarters of such applications are fully dealt with within 12 days but some can be subject to extensive delays. Historically registration takes place once the buyer is living at the property thus an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for the application to be prioritised.

I've found a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Lydney. Conveyancing advisers have are about to be instructed. Will they explain the issues?

The majority of houses in Lydney are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Lydney in which case you should be shopping around for a Lydney conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will appraise you on the various issues.

Lydney Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Its a good idea to find out as much as you can regarding the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to every day issues like the tidiness of the common parts. You should not be shy to ask other people if they are happy with their management. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely how they are spending that money. Please note if it is less than 80 years it will affect the marketability of the flat. It is worth checking with your mortgage company that they are willing to lend given the lease term. A short lease means that you will almost definitely have to extend the lease at some point and it is worth finding out how much this would cost. Remember, in most cases you would need to own the premises for 24 months before you are eligible to exercise a lease extension. Make sure you find out if there are any onerous restrictions in the lease. For instance some leases prohibit pets being permitted in in a block in Lydney. If you love the propertyin Lydney yet your dog is not allowed to live with you then you will be presented with a difficult choice.

What is the reason for my lawyer requiring a list of items of identification before they can proceed with my conveyancing in Lydney?

Lydney conveyancing practitioners are obliged by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to record that the have verified the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.