What is your number one tip for choosing a conveyancing solicitor in Cotswolds

It would be unwise to be swayed by the cheapest Cotswolds conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

When it comes to lenders such as UBS, do Cotswolds property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Cotswolds bank branch on numerous occasions and was informed it wasn't an issue and they would lend. My Cotswolds conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?

Provided that the conveyancer is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Cotswolds?

Its becoming the norm that commercial conveyancing solicitors in Cotswolds will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Cotswolds. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cotswolds.

For each commercial conveyancing transaction in Cotswolds it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may result in delays to Cotswolds commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Cotswolds.

I decided to have a survey completed on a property in Cotswolds ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to issue a mortgage on this type of home.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cotswolds. Conveyancing may be slightly more expensive based on your lender's requirements.

I'm refinancing my current home to a BTL loan with Skipton Building Society and I will use the ballance of the raised equity as a down payment on further property. The neighborhood we are looking at is Cotswolds. Will your conveyancers be able to act for both sets of banks and link together the conveyances?

Do use our comparison tool on this page to check that the conveyancers are approved by both banks. Having checked that they are your solicitor will be able to connect the two conveyancing matters but you should have a chat with you solicitor and make clear your expectations and requirements.

All being well we will complete the sale of our £200,000 flat in Cotswolds on Tuesday in a week. The management company has quoted £420 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Cotswolds?

Cotswolds conveyancing on leasehold flats normally necessitates the purchaser’s conveyancer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be willing to do so. They are entitled to charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge levied by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, otherwise the charge is technically not due. In reality you have no option but to pay whatever is requested of you if you want to complete the sale of your home.

I acquired a garden flat in Cotswolds, conveyancing having been completed in 2005. How much will my lease extension cost? Similar flats in Cotswolds with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease expires on 21st October 2082

You have 57 years remaining on your lease we estimate the premium for your lease extension to range between £26,600 and £30,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.