We were about to retain a conveyancing solicitor in Symonds Yat found using your comparison tool but have come across some other fee calculations on the internet look less expensive – how come?

You can find plenty of solicitors advertising self styled cheap conveyancing, yet more often than not extrafees result in the final bill totally different to the one you expected. Conveyancers are obliged to make sure that costs outlined in terms and conditions should be fair and reasonable and be applied The law firms that we put forward for conveyancing in Symonds Yat clearly state all legal fees for a domestic conveyancing case.

The Symonds Yat conveyancing solicitors that just started acting on my purchase in Symonds Yat have suddenly shut down. They were on acting for me because I had to have a firm on the Coventry BS conveyancing panel and my previous Symonds Yat lawyer was not. I wrote them a cheque for two hundred pounds in advance. What do I do now?

If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.

I just bought a house at auction in Symonds Yat. Conveyancing is necessary. What is next?

Having exchanged you should choose a conveyancing solicitor soon as you are faced with a pending a fixed date to complete the transaction. An auction property will have an associated legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.

We are purchasing a terrace house in Symonds Yat. Our aim is to an extension at the rear at the property.Will legal work on the property include checks to determine if these alterations are allowed?

Your solicitor should review the deeds as conveyancing in Symonds Yat can sometimes identify restrictions in the title deeds which restrict certain alterations or need the permission of another owner. Certain extensions call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.

We previously instructed solicitors locally in Symonds Yat on the Bank of Ireland solicitor approved list. They are now charging me a further amount for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?

As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by Bank of Ireland but by your Symonds Yat conveyancing practitioner. Plenty of firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.

Various online forums that I have come across warn that are the primary reason for obstruction in Symonds Yat conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Symonds Yat.

Just had an offer accepted on a new build apartment in Symonds Yat. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Symonds Yat

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.