My IFA says he needs my Bourton on the Water law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have e-mailed my local Bourton on the Water office but they don't know it.

The sensible thing to do is ask for this information from your Bourton on the Water conveyancing practitioner . They maintain a central record lender panel numbers.

Do I have to have a meeting at the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Bourton on the Water so that I can pop in to their offices if required.

These days approved lawyers for banks conduct the vast majority of communications through the post, internet or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in the country. That being said you should check if you have the option of going to the offices of your conveyancing lawyer if you prefer.

There is lots of here regarding conveyancing in Bourton on the Water but what is your top tip for selecting the right conveyancer in Bourton on the Water

We would encourage you not to base your choice on the lowest Bourton on the Water conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of time.

When it comes to lenders such as Bank of Ireland, do Bourton on the Water lawyers face an annual charge to be on the list of approved solicitors?

We are not aware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

At last I have had an offer on an apartment in Bourton on the Water agreed to, the vendors do nevertheless have a dependent purchase. The sellers have placed an offer on on an apartment, however it’s not yet tied up, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Bourton on the Water. What do I do now? At what stage do I apply for the mortgage with Coventry BS?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Bourton on the Water conveyancing search costs, etc). First, you must check that your lawyer is on the Coventry BS approved list. Concerning the next steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Coventry BS and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Bourton on the Water.

Will commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Bourton on the Water?

Its becoming the norm that commercial conveyancing solicitors in Bourton on the Water will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Bourton on the Water. The report sets out definitive data 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 Bourton on the Water.

For each commercial conveyancing transaction in Bourton on the Water it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Bourton on the Water commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Bourton on the Water.

I am looking at a couple of apartments in Bourton on the Water which have in the region of fifty years unexpired on the lease term. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Bourton on the Water is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. The majority of purchasers and lenders, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Bourton on the Water conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I acquired a leasehold flat in Bourton on the Water, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bourton on the Water with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2104

With 80 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information 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. You should not take any other action based on this information before getting professional advice.