At what point can the exchange of contracts happen for sale conveyancing in Cheltenham and am I required to be at the conveyancers office?

Where you are in close proximity to one of the conveyancing solicitors in Cheltenham you are welcome to attend to sign the paperwork. That being said, the law practices we recommend provide countrywide coverage for conveyancing and give as equally diligent and professional a job for you when communicating with you electronically. The signing of the sale agreement is not the important part. Signing on the dotted line is just a prerequisite for the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cheltenham)to be in the office at the appropriate time.

We were going to get a DIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Cheltenham solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

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

I have decided to exercise my right to buy my property in Cheltenham off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Cheltenham is approved on their conveyancing panel? Aldermore have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am buying a new build flat in Cheltenham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cheltenham

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared.

How easy is it to swap firm as I have to instruct a firm on the Bank of Ireland conveyancing list. I had appointed a family conveyancing solicitor in Cheltenham round the corner but the firm is not approved by Bank of Ireland

It would be our pleasure to help you find a conveyancing solicitor in Cheltenham on the Bank of Ireland panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Cheltenham. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Cheltenham.

Planning to complete next month on a leasehold property in Cheltenham. Conveyancing solicitors assured me that they will have a report out to me next week. What should I be looking out for?

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

You should receive a copy of the lease Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Does the lease prevent you from letting out the flat, or having a home office for business Ground rent - what is payable and what the invoice dates are, and also know whether this will change in the future You should know if the lease allows you to alter or upgrade anything in the premises- you must know whether it relates to all alterations or just structural alteration, and whether licences for alterations is required

I bought a split level flat in Cheltenham, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Cheltenham with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2087

With just 62 years left to run we estimate the price of your lease extension to span between £17,100 and £19,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.