How can we know in advance if a Dursley conveyancing solicitor on the Bank of Ireland panel is any good?

When it comes to conveyancing in Dursley getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.

Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dursley solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dursley postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Dursley.

Nationwide have agreed my home loan in principle, my offer on a apartment in Dursley has been accepted, what happens next?

The estate agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s approved list). Telephone Nationwide or the financial adviser and finalise any relevant forms. Nationwide will sellect a valuer who will get in touch with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Nationwide will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dursley.

Do commercial conveyancing searches disclose impending roadworks that may affect a commercial property in Dursley?

Many commercial conveyancing solicitors in Dursley will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Dursley. The report provides 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 Dursley.

For each commercial conveyancing transaction in Dursley it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Dursley commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Dursley.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one close by in Dursley I like with a park and transport links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Dursley in this price bracket, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage that many years may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Is it possible to transfer to a new firm as I have to instruct one who is on the Barnsley Building Society conveyancing list. I instructed a family conveyancing solicitor in Dursley round the corner but he is not accepted by Barnsley Building Society

We will our best to assist in finding you a conveyancing solicitor in Dursley on the Barnsley Building Society panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Dursley. Using search facility on this page, you can compare charges for conveyancing solicitors in Dursley and throughout England and Wales.

I only have Sixty One years remaining on my flat in Dursley. I am keen to extend my lease but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to track down the landlord. In some cases a specialist would be helpful to try and locate and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Dursley.

I am the registered owner of a split level flat in Dursley, conveyancing formalities finalised December 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Dursley with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2088

With only 63 years left to run we estimate the price of your lease extension to span between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.