We are purchasing our first house. Our conveyancing practitioner has e-mailedto see if we would like to take out supplemental conveyancing searches. Frankly we have no idea as to what's needed for conveyancing in Brixham

The number and type of Brixham conveyancing searches should be dictated primarily on the property, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What is important is that you properly understand what information each search could supply. Then you can decide if you personally think you need that search. Should you be in doubt, ask your lawyer to guide you.

I had a mortgage agreed in principle with Barclays. Brixham conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Barclays?

There is no definitive answer here. Have Barclays conducted the valuation? Have you advised Barclays as to your lawyers' details and checked that your lawyers are on the Barclays conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am purchasing a property in Brixham. A rare aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Principality your lawyer must follow the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Principality where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not limited to Brixham.

The formalities of my purchase has taken place for my property in Brixham. 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?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Have purchased a a semi-detached house in Brixham , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Brixham conveyancing solicitor works at snail pace, so I want to be certain the registration formalities are concluded.

As far as conveyancing in Brixham is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. As of today roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration occurs after the purchaser has moved in to the property so an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

I am in need of some leasehold conveyancing in Brixham. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Brixham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a 1 bedroom flat in Brixham, conveyancing having been completed May 1998. How much will my lease extension cost? Equivalent flats in Brixham with over 90 years remaining are worth £171,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2104

With just 79 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.

There are numerous houses in Brixham on unadopted lanes. My wife and I are purchasing one such property. What are the pros and cons of purchasing a house on a privately owned road?

Brixham conveyancing lawyers are well versed in transacting homeson private. The conveyancer will review the title to identify any rights or responsibilities. It is possible that there is a management company (wholly owned by residents) that proprietors make annual contributions to maintain the road. If one exists, the road should be maintained and look better than publicly maintained.