My mortgage broker says he needs my Gloucestershire solicitor’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have called my local Gloucestershire branch but they have not responded to me.

You are best placed to get this information from your Gloucestershire property lawyer . They retain a central record lender panel numbers.

The sellers of the home we are looking to purchase are using a conveyancing firm in Gloucestershire who has recommended a lock out agreement with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?

There are two main drawbacks with executing a lock out contract (also termed a no-shop agreement) is that it takes away the focus from progressing with the conveyancing work, so unless it requires minimal or no negotiation then it may turn out to be a cause of frustration and delay. It is not promoted by Gloucestershire conveyancing lawyers for this reason. The other main negative is the extent of the remedies available - an aggrieved purchaser is not likely to win an injunction to stop the vendor disposing of the property to a third party, so the only remedy available under the contract will be the recovery of wasted costs and, in restricted circumstances, the extra payment of damages.

Is there a search tool that I can utilise to investigate if the solicitor carrying out my conveyancing in Gloucestershire is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £187.00 plus VAT in further legal bill.

You should make the most of the search tool on this site. Please choose the lender and type ‘Gloucestershire’ or your preferred area and you will see a number of lawyer located in Gloucestershire or near you.

I'm purchasing a new build house in Gloucestershire with a mortgage from Virgin Money. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my conveyancer about the side-deal as it would impact my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Gloucestershire. Conveyancing advisers have are soon to be instructed. Will my lawyers set out the risks of buying a leasehold house in Gloucestershire ?

Most houses in Gloucestershire are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Gloucestershire in which case you should be looking for a Gloucestershire conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer should appraise you on the various issues.

I own a 1 bedroom flat in Gloucestershire, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Gloucestershire with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2095

You have 70 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.