I am purchasing a leasehold flat in Lynmouth. My Solicitor is not on the bank approved panel. Am I still permitted to appoint my Lynmouth conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?

Your options include

• Proceed with your chosen Lynmouth solicitor but your mortgage company will no doubt instruct a conveyancing practitioner on their conveyancing panel. This will result in additional fees together with probable frustration.
• Choose a fresh property lawyer to act in the purchase, ensuring that they are on the lender conveyancing panel.
• Convince your conveyancer to pull out all the stops to get accepted on the mortgage company conveyancing panel

When researching mumsnet.com for a conveyancing solicitor in Lynmouth, most say that I should use a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's major lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Lynmouth is one of the numerous areas in England and Wales where there are CQS lawyers.

A friend advised me that in purchasing a property in Lynmouth there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?

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

Is it the case that all Lynmouth solicitor firms on the Co-operative conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Co-operative conveyancing panel they would need to be overseen by the SRA. The majority of banks do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

I have instructed a Lynmouth conveyancer having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 Lynmouth 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 am buying a new build flat in Lynmouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lynmouth

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking to sell my house. My previous lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Lynmouth if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Lynmouth. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.