As someone clueless as to conveyancing in Exmouth what is your top tip you can impart concerning the home moving process in Exmouth

You may not hear this from too many lawyers but conveyancing in Exmouth or throughout Devon is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for confrontation between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and on occasion the mortgage company. Choosing a solicitor for your conveyancing in Exmouth is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to look after your best interests and to protect you.

Every so often a third party with a vested interest will try and convince you that you should follow their advice. For instance, the property agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your financial adviser may advise you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am considering refinancing my flat in Exmouth, does my lawyer have to be on the Lloyds Conveyancing panel?

There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I decided to have a survey done on a house in Exmouth in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may not issue a loan on this type of home.

It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Exmouth. Conveyancing will be smoother if you use a solicitor in Exmouth especially if they are familiar with such properties in Exmouth.

I need to find a conveyancing solicitor for sale conveyancing in Exmouth. I have discover a site which seems to have the ideal answer If it is possible to get all this stuff completed via phone that would be ideal. Do I need to be wary? 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?

There are only Fifty years left on my flat in Exmouth. I am keen to extend my lease but my landlord is absent. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the landlord. On the whole a specialist may be useful to conduct investigations and to produce a report to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the application to the County Court overseeing Exmouth.

I acquired a 2 bed flat in Exmouth, conveyancing formalities finalised July 1998. Can you work out an approximate cost of a lease extension? Corresponding flats in Exmouth with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2079

With 54 years unexpired we estimate the premium for your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

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 tribunal or court proceedings. There may be additional concerns that need to be taken into account 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.