AssumingI were to buy a freehold propertyin Stroud mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Stroud?

The sole reduction in fees you would achieve is the disbursement for searches. A property lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors lawyer, stamp duty submission, register the title etc. A marginal saving might be made by not having to register a mortgage but it won't be significant.

How easy is it to use the search app to find a conveyancing solicitor in Stroud on the approved list for my mortgage?

First select a bank such as Nationwide Building Society, The Mortgage Works or Bank of Ireland then specify your preferred area e.g. Stroud. Conveyancing organisations in Stroud and beyond will then be listed.

I am looking for a conveyancing practitioner in Stroud for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?

You may read presented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may recorded call for training reasons.

I am a negotiator for a long established estate agency in Stroud where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have received contradictory information from local Stroud conveyancing solicitors. Can you clarify whether the owner of a flat can start the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Leasehold Conveyancing in Stroud - Sample of Queries before buying

Who is in charge of the building? Does the lease include onerous restrictions? Best to be warned if redecorating or some other major work is due in the foreseeable future that will be shared between the tenants and may well dramatically impact the level of the maintenance costs or result in a one off invoice.

Our bank agreed in principle to issue us a mortgage. We have retained a high street conveyancer in Stroud two days ago. Today, our financial adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the mortgage company had a say Is this legal?

You can actually use any lawyer you prefer to select for your conveyancing in Stroud however if your mortgage company aren't happy with them you will have to incur an extra fee so the bank can appoint their own lawyers. On occasion it is possible your preferred conveyancing firm to get added to the bank panel. Do make the most of internet tools such as lenderpanel.com to find a conveyancing solcitor in Stroud on the bank panel. You can go into your high street mortgage company branch in Stroud. They will know some good conveyancing solicitors in Stroud on the panel for your bank.