We're in Braunton, First timers buying with a mortgage (lender is Bank of Ireland , and our lawyer is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Braunton?

Two types of professional can carry out conveyancing in Braunton namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the sale or acquisition of property. Both are duty bound to carry out Braunton conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly administered and that all necessary procedures will be correctly followed.

Is it the case that all Braunton CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved solicitors?

A selection of banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

I can not fathom if my bank requires a lease extension. I have called into my local Braunton bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Braunton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?

Provided that the lawyer is on the mortgage company approved list, they must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will our lawyer be making enquiries regarding flooding as part of the conveyancing in Braunton.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Braunton. There are those who acquire a property in Braunton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Braunton. The standard completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to discover if the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the vendor, then a purchaser could commence a compensation claim stemming from an incorrect answer. The buyer’s solicitors will also commission an enviro search. This will indicate if there is a recorded flood risk. If so, more detailed investigations will need to be made.

I am looking for a flat up to £305k and found one close by in Braunton I like with amenity areas and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in Braunton for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a home loan that many years will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I am a sole trader looking to take over a lease of a shop on the high street. Can you recommend solicitors offering competitive charges for non-domestic conveyancing in Braunton for less than 1500k?

We can recommend firms who host a wealth of experience of commercial conveyancing in Braunton, including the sale and purchase of businesses as well as simply premises. Whether you are intending to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. As for the fees these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or email so as to enable us to provide you with a detailed commercial conveyancing quote.