I am purchasing a property for cash in Stroud. I have lived for the previous 15 years in Stroud. Conveyancing searches are exorbitant. Given that I know the area and road intimately must I have all the conveyancing searches?

In the absence of a home loan, then the vast majority of the Stroud conveyancing searches are optional. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches done, but she is duty bound to do this. Do bear in mind; if you are intend to sell the house at a future date, it could be of interest to your future purchaser what the searches contain. There are plenty of instances where properties with day to day issues can still reveal adverse search results. A good conveyancing solicitor in Stroud will be able to give you some helpful guidance concerning this.

Can your site be used to recommend a Conveyancing solicitor in Stroud even if I’m not buying or selling a house, for instance where I want to buy a shop in Stroud with a loan from Barnsley Building Society?

Our search tool is predominantly used to locate residential conveyancing solicitors in Stroud but we have set out towards the bottom of this page a selection of Stroud commercial conveyancing firms. You should enquire with the company directly to establish if they are also authorised to represent Barnsley Building Society

I am the only recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Stroud. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership may be regarded the same way as if I'd bought the house in December. Will no one buy the property for half a year?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a pragmatic view as this obligation is principally there to identify the purchase and immediately sell or the flipping of properties.

Completion of my remortgage has taken place for my property in Stroud. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out 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 am due to exchange contracts on my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being pedantic. The Stroud solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.

I'm purchasing a new build house in Stroud with the aid of help to buy. The sellers refused to reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not inform my solicitor about the deal as it will impact my loan with Norwich and Peterborough Building Society. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Stroud is the location of the property. Can you shed any light on this issue?

Flying freeholds in Stroud are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stroud you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stroud may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.