I was notified yesterday by my lender that my Axmouth and Branscombe the law firm I have appointed is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?

You need to call your Axmouth and Branscombe conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.

My partner and I changing mortgage lender for our flat in Axmouth and Branscombe with Yorkshire BS. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is repossessed. I have two concerns (1) Is this form unique to the Yorkshire BS conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Yorkshire BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire BS. This is solely used to protect Yorkshire BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Can your site be used to find a Conveyancing solicitor in Axmouth and Branscombe even if I’m not buying or disposing of a house, for example where I want to acquire an office in Axmouth and Branscombe with a loan from Birmingham Midshires?

Our search tool is mainly there to locate residential conveyancing solicitors in Axmouth and Branscombe but we have listed towards the bottom of this page some Axmouth and Branscombe commercial conveyancing firms. You will need to speak with the solicitors directly to establish if they are also authorised to represent Birmingham Midshires

My brother has suggested that I instruct his lawyers for conveyancing in Axmouth and Branscombe. Should I use them?

There are no two ways about it it’s preferable to find a conveyancing practitioner is to have referrals from friends or family who have previously instructed the solicitor that you are are thinking of instructing.

Estate agents have just been given the go-ahead to market my basement flat in Axmouth and Branscombe. Conveyancing has not commenced, but I have recently received a quarterly maintenance charge demand – what should I do?

The sensible thing to do is discharge the maintenance contribution as normal given that all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Axmouth and Branscombe Leasehold Conveyancing - Examples of Queries Prior to buying

Please inform me if there are any major works in the planning that will add a premium to the maintenance costs? The prefered form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this scenario the tenants benefit from control and notwithstanding that a managing agent is usually employed where the building is larger than a house conversion, the managing agent retained by the leaseholders. For many Axmouth and Branscombe leaseholds the cost for major works tend not to be incorporated into the maintenance charges, although some managing agents in Axmouth and Branscombe obliged tenants to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.