What is the best way to find the right lawyer who will provide a first class service for my conveyancing in Cheltenham?

First ask connections who they experienced using in the past and if they were happy with the service.

Second, search the internet for conveyancing in Cheltenham. Ring a couple or more firms from the list and ask them to email you their conveyancing fee calculations and discuss your needs with the solicitor who will conduct the conveyancing ahead ofcommitting.

Third is to use this site to help you find the right solicitors taking into account your own requirements including location,deadlines, complications and who your intended mortgage company is. Do not be teased by £100 conveyancing in Cheltenham

The vendors of the house we are purchasing hired a conveyancing practitioner in Cheltenham who has suggested a lock out agreement with a non-refundable deposit two thousand pounds. Are such agreements sensible?

This form of agreement isn't common in Cheltenham, conveyancers are often found to veer clients away from them as they detract from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. In addition, there is no assurance that just because the seller has signed an exclusivity contract they will complete the sale with you. They may be in contravention of the agreement if they receive a large enough incentive to do so because a wronged buyer with the benefit of a exclusivity agreement will still have to show losses as a consequence of the breach and these may not equate the extra amount that the owner may secure by breaking the contract, no matter how morally reprehensible that may be.

Do the Building Society Association intend to launch a online directory to list law firms on the Melton Mowbray Building Society conveyancing panel for example in Cheltenham?

We are not aware of any plans on the part of the BSA to develop such a tool.

We were going to get a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Cheltenham solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Cheltenham solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

Completion of my remortgage has taken place for my property in Cheltenham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being problematic. The Cheltenham solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What are your top tips when it comes to appointing a Cheltenham conveyancing firm to deal with our lease extension?

When appointing a property lawyer for your lease extension (regardless if they are a Cheltenham conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Cheltenham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

If the firm is not ALEP accredited then what is the reason? How familiar is the practice with lease extension legislation?

Cheltenham Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

Are any of leasehold owners in dispute over their service charge payments? Best to be warned if changing the roof or some other significant cost is coming up to be shared by the tenants and will materially increase the the maintenance costs or require a one time payment. For most Cheltenham leaseholds the cost for major works tend not to be incorporated into the maintenance charges, although some managing agents in Cheltenham require tenants to pay into a reserve fund created for the specific intention of establishing a fund for major repairs or maintenance.