A relative pointed out to me me that in buying a property in Devizes there may be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?

There are anumerous of properties in Devizes which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Devizes should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have agreed to purchase a house in Devizes. An unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Santander your lawyer must check the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties countrywide and is not limited to Devizes.

Nationwide have agreed my mortgage in principle, my bid on a apartment in Devizes has been accepted, now what?

The estate agent will want to know who your solicitors are (make sure the property lawyers are on the lender’s approved list). Contact Nationwide or the financial adviser and complete any relevant forms. Nationwide will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Devizes.

I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Devizes is where the house is located. What do you suggest?

Flying freeholds in Devizes are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Devizes you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Devizes may ascertain 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 property.

I have been pointed in your direction by a number of selling agents in Devizes to locate a conveyancer on your site. What’s the financial incentive for Estate Agents to promote your lawyers ahead of a competitor’s?

We don’t give any commission for sending work to this site. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.

I need to appoint a conveyancing solicitor for sale conveyancing in Devizes. I happened to land on a site which looks to be the ideal offering If it is possible to get all the legals done via email that would be preferable. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have just appointed agents to market my 2 bed flat in Devizes. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly maintenance charge invoice – should I leave it to the buyer to sort out?

It best that you pay the service charge as usual given that all rents and service payments should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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.

I purchased a 2 bed flat in Devizes, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Devizes with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2086

You have 62 years left to run the likely cost is going to range between £17,100 and £19,800 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.