I am not well enough to travel far from Tetbury. I would like to know the reason why all Tetbury conveyancers aren't included on all lender panels?

As inequitable as it may appear for banks to limit who can represent them, from the public’s or lawyer’s standpoint, the other side of the coin is that lending institutions are increasingly anxious and consider it essential to protect them from illegal activities. As a consequence of this concern mortgage companies have consolidated their conveyancing panel to a manageable size.

Can the conveyancing practitioners that you recommend execute auction conveyancing in Tetbury?

There are a few niche solicitors we can connect you with those conducting auction conveyancing. Tetbury is just one of hundreds of areas of in which our lawyers have offices.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Tetbury is the location of the property. Can you shed any light on this issue?

Flying freeholds in Tetbury are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tetbury you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tetbury may ascertain 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 property.

I am on look out for some leasehold conveyancing in Tetbury. Before I set the wheels in motion I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and 99.9% are in Tetbury - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a split level flat in Tetbury, conveyancing having been completed December 2011. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Tetbury with over 90 years remaining are worth £206,000. The ground rent is £45 charged once a year. The lease runs out on 21st October 2092

You have 67 years left to run the likely cost is going to span between £10,500 and £12,000 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

I'm remortgaging a bungalow in Tetbury. I can find my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name as listed on the regulator's website. Is this a big problem?

Not every individual in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.