My lawyer has informed me that missing deeds insurance is needed on my purchase. What is the level of cover for Lyme Regis conveyancing?

The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I happen to be the only recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Lyme Regis. The Lyme Regis property was put into my name in October. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship may be treated the same way as though I had purchased the property in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Some mortgage companies would take a pragmatic view as this clause is principally there to capture the purchase and immediately sell or the quick reselling of property.

When it comes to lenders such as Nottingham, do Lyme Regis conveyancers incur a fee to be on the list of approved solicitors?

We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I need some fast conveyancing in Lyme Regis as I am faced with an ultimatum to sign on the dotted line inside 2 weeks. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?

As you are not getting a home loan you have the choice not to do searches although no lawyer would recommend that you don't. With lots of history conveyancing in Lyme Regis the following are instances of what can be revealed and adversely affect future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...

Are there restrictive covenants that are commonly identified during conveyancing in Lyme Regis?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lyme Regis. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

What advice can you give us when it comes to choosing a Lyme Regis conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a solicitor for lease extension works (regardless if they are a Lyme Regis conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Lyme Regis conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:

Can they put you in touch with clients in Lyme Regis who can give a testimonial? How many lease extensions have they completed in Lyme Regis in the last year?

Lyme Regis Leasehold Conveyancing - Sample of Queries before Purchasing

Does the lease contain onerous restrictions? Most Lyme Regis leasehold apartments will be liable to pay a service charge for the upkeep of the block invoiced by the freeholder. Should you purchase the flat you will have to pay this contribution, usually quarterly accross the year. This can differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. There will also be a ground rent to be met yearly, ordinarily this is not a large sum, say approximately £25-£75 but you should to enquire it because occasionally it could be many hundreds of pounds.

My folks cant seem to find their Lyme Regis property on the HM Land Registry online search facility. They recall that back in the 60’s when they bought the bungalow there were complications with Lyme Regis not being recognised in some systems.

Almost all properties in Lyme Regis should show up. Have you endevoured to search with simply the postcode. Normally it should mention all the premises within that postcode. Where recorded it will be there with a title number. If they bought fifty years ago it's conceivable it may be unrecorded. The property might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title documentation which may be with your parent’s mortgage company.