I am assisting my sister sell her property in Stroud. Does the solicitor commission an EPC or should I organise this?

After the abolition of HIPs, energy assessments was maintained a compulsory component of moving property. An EPC should be to hand before the property is put on the market. This is not a task that law firms ordinarily arrange. If you are using a Stroud conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with long established local assessors

I have decided to exercise my right to buy my property in Stroud off the council. I have a mortgage agreed with . Conveyancing is not something I have any knowledge of. 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 , you will need to appoint a solicitor on the conveyancing panel.

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

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I need some expedited conveyancing in Stroud as I am under pressure to exchange contracts in less than one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are not obtaining a mortgage you are at liberty not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Stroud the following are examples of what can crop up and adversely impact future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

I purchased a 4 bedroom Edwardian property in Stroud. Conveyancing solicitor represented me and . I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stroud and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who carried out the work.

I'm buying my first flat in Stroud benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my solicitor about the deal as it could jeopardize my loan with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In what way does the Landlord & Tenant Act 1954 impact my business property in Stroud and how can you help?

The particular law that you refer to affords a safeguard to business leaseholders, giving them the right to apply to court for a new lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Stroud is one of the numerous areas of the UK in which the firms we work with are based