We are soon to exchange buying a house in Broadclyst but as a consequence of damage from a small fire at the property I have managed to agree recompense from the owner in the sum of £3k taking the form of a reduction in the price. This was going to be addressed as part of a side agreement however Coventry BS will not agree to this. Why were they involved?

The lawyer being on a Coventry BS conveyancing panel is obliged to advise Coventry BS of any amendments to the sale price. If you were to refuse your conveyancing practitioner to disclose the price change to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new solicitor for your conveyancing in Broadclyst.

We previously instructed conveyancers with offices in Broadclyst on the Co-operative solicitor panel. They have just invoiced me a supplemental fee for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The fee is not set by Co-operative but by your Broadclyst conveyancing practitioner. Numerous firms on the Co-operative panel will charge ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

We have a mortgage agreed in principle with Virgin Money. Broadclyst conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?

There is no definitive answer here. Have Virgin Money conducted the valuation? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have instructed a Broadclyst conveyancer having made sure that they are on the Leeds Building Society conveyancing panel. Does my lawyer arrange the survey of the property?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Broadclyst surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I decided to have a survey completed on a house in Broadclyst before retaining conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some banks may not issue a loan on this type of premises.

It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Broadclyst. Conveyancing may be slightly more expensive based on your lender's requirements.

In my capacity as executor for the estate of my grandfather I am disposing of a property in Neath but reside in Broadclyst. My solicitor (approximately 200 miles from mehas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Broadclyst to witness this legal document for me?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Broadclyst

I am hoping to sign contracts shortly on a basement flat in Broadclyst. Conveyancing solicitors assured me that they will have a report out to me on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Broadclyst should include some of the following:

Does the lease prohibit wood flooring? You must be informed what constitutes a Nuisance in the lease specifics of the parties to the lease, for instance these could be the (you), head lessor, freeholder Whether the lease restricts you from renting out the property, or having a home office for business Specifying your rights in respect of common areas in the building.For example, does the lease contain a right of way over a path or hallways?

I am the registered owner of a 2 bed flat in Broadclyst, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Broadclyst with a long lease are worth £222,000. The ground rent is £50 charged once a year. The lease terminates on 21st October 2096

With 71 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.