I am not well enough to travel far from Ottery St Mary. Is there a reason why all Ottery St Mary solicitors are not on all bank panels?

Mortgage Companies normally restrict either the nature or volume of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that a practice must have at least two partners. In addition to restricting the type of firm, some banks for example HSBC made a decision to restrict the number of conveyancers they allow to act for them. It is worth noting that lenders have no liability for the standard of service given by any Ottery St Mary conveyancer on their panel. Mortgage fraud was the primary trigger for the rationalisation of conveyancing panels a few years ago even though there are differing assessments about whether solicitors sat at the center of that fraud. Statistics from HM Land Registry exposes that thousands of law firms only conduct one or two conveyances annually. Those supporting conveyancing panel pruning question why law firms should have any entitlement to be on a conveyancing panel when clearly property law is not their primary expertise?

My wife and I are acquiring a newly constructed apartment in Ottery St Mary and my lawyer is telling me that she has to the bank to disclose incentives from the developer. I am on a tight deadline to exchange contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am buying a new build flat in Ottery St Mary. Conveyancing is daunting 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 conveyancing.

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

There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.

I am downsizing from my property. My previous conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Ottery St Mary if that makes things easier.

Please use our search tool to help you choose a solicitor for your conveyancing in Ottery St Mary. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

I am intending to rent out my leasehold apartment in Ottery St Mary. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Even though your last Ottery St Mary conveyancing solicitor is not available you can check your lease to see if it allows you to sublet the apartment. The rule is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to seek permission via your landlord or other appropriate person before subletting. The net result is that you cannot sublet in the absence of first obtaining consent. The consent is not allowed to be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I bought a garden flat in Ottery St Mary, conveyancing having been completed March 2012. How much will my lease extension cost? Similar flats in Ottery St Mary with over 90 years remaining are worth £211,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2092

With 68 years unexpired the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.