My husband and I are intending to buy a 1 bedroom apartment in Stroud with a mortgage. We would like to retain our Stroud solicitor, but the lender advise he's not on their "panel". It seems we have no option but to instruct one of the bank panel solicitors or continue with our Stroud conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; can we not require that the lender use our Stroud conveyancer ?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Stroud conveyancing lawyer to apply to be on the conveyancing panel.

four months have gone by following my purchase conveyancing in Stroud completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am buying a new build apartment in Stroud. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Stroud

Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.

I opted to have a survey carried out on a house in Stroud prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks may not issue a mortgage on this type of home.

It varies from the lender to lender. Santander has different requirements from Nationwide. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Stroud. Conveyancing will be smoother if you use a solicitor in Stroud especially if they are familiar with such properties in Stroud.

I am hoping to sign contracts shortly on a leasehold property in Stroud. Conveyancing solicitors inform me that they will have a report out to me tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Stroud should include some of the following:

Rent payments - what is due and when is collected, and be on notice if this will change in the future if lease caters for for a sinking account for major repairs? Does the lease prevent you from renting out the flat, or having a home office for business What options are open to you if another tenant in the building breaches a clause of their lease?

Stroud Leasehold Conveyancing - Sample of Queries Prior to Purchasing

How many years are left on the lease? Does the lease contain onerous restrictions? The best form of lease structure is a share of the freehold. In this scenario the leaseholders have control and notwithstanding that a managing agent is usually retained where it is larger than a house conversion, the managing agent is directed by the tenants.