Are you able to recommend a Skipton Building Society approved Exminster conveyancing solicitor that can complete within less than a month? Would it be better to use a local Exminster firm or an online conveyancer?

We would be happy to suggest some excellent Exminster conveyancing firms. Another option is to visit the high street in Exminster. Go in to two or three firms and ask to see a conveyancing solicitor for a quote. Mention your time frames together with the reasons and ask for a commitment on your deadline. Select the lawyer that appears most efficient.

I am helping my aunt sell her property in Exminster. Will the solicitor commission an energy assessment or it is for the seller to coordinate?

After the abolition of Home Packs, energy assessments became a required part of selling a property. An EPC should be to hand prior to the property being placed on the market. This is not something that conveyancers normally arrange. If you are instructing a Exminster conveyancing practitioner they may help arrange energy performance certificates due to their relationships with long established local providers

I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Exminster. The Exminster property was put into my name in November. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in November. Is the property unsalable for six months?

The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How practical a view banks take of it, depend on the bank as this provision is chiefly there to pick up on subsales or the wholesaling and assigning of property.

After weeks of negotiation I have agreed a price on a house in Exminster. My mortgage broker suggested a solicitor. I paid an on account payment of £200. Soon after, the solicitor contacted me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

What will a local search inform me about the property we're purchasing in Exminster?

Exminster conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays an important role in many a Exminster conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.

I would like to let out my leasehold flat in Exminster. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

A small minority of properties in Exminster do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a 1st floor flat in Exminster, conveyancing having been completed in 1999. Can you work out an approximate cost of a lease extension? Similar flats in Exminster with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2079

You have 55 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.

Why do I have to provide my lawyer with a list of items of ID before I can proceed with selling or buying a property in Exminster?

Exminster conveyancers are duty bound by the Law Society, SRA, HMLR and current AML Regulations to certify that the have verified the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have details such as your full names, national insurance number and date of birth.