Would the conveyancing lawyers that are recommend carry out auction conveyancing in Symonds Yat?

We know of a number of auction practitioners we can connect you with those conducting auction conveyancing. Symonds Yat is one of hundreds of locations in which our lawyers cover.

I used Arc property Solicitors a few years past for my conveyancing in Symonds Yat. Now, I need the documents but the law firm is no longer operating. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Symonds Yat of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Symonds Yat with a loan from HSBC Bank. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not disclose to my lawyer about this side-deal as it could put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey completed on a house in Symonds Yat ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks will refuse to issue a mortgage on this type of home.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Symonds Yat. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Symonds Yat to see if the conveyancing costs will increase in light of this.

I am looking at a two flats in Symonds Yat both have approximately forty five years left on the leases. Should I regard a short lease as a deal breaker?

A lease is a right to use the premises for a prescribed time frame. As a lease shortens the value of the lease decreases and results in it becoming more costly to extend the lease. This is why it is often a good idea to extend the lease term. It is often difficulties arise selling premises with a short lease as mortgage lenders may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this arena.

I bought a 1 bedroom flat in Symonds Yat, conveyancing having been completed 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Symonds Yat with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2106

You have 80 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.