Do the conveyancing solicitors that you recommend carry out auction conveyancing in Salcombe?

We know of a number of auction practitioners we can put you in touch with those conducting auction conveyancing. Salcombe is just one of hundreds of locations where our lawyers cover.

Do I need to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Salcombe so that I can pop in to their offices if necessary.

Whereas this was necessary twenty years ago, most lenders no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to hand over identification documents and there are still distinct benefits to instructing a local solicitor, in your case a conveyancing solicitor in Salcombe.

I have been advised by my solicitor that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Salcombe?

The appropriate level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

How can we know in advance if a Salcombe conveyancing solicitor on the RBS panel is any good?

When it comes to conveyancing in Salcombe obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.

We are getting the release of further monies on our mortgage from Lloyds as we intend to conduct a loft conversion to our property in Salcombe. Are we obliged to select a bricks and mortar Salcombe solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds do not ordinarily require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.

Me and my brother purchased a renovated Edwardian property in Salcombe. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Salcombe and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing lawyer who conducted the purchase.

I own a leasehold house in Salcombe. Conveyancing and Coventry Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Salcombe who previously acted has now retired. What should I do?

First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Salcombe conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a garden flat in Salcombe, conveyancing formalities finalised March 2005. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Salcombe with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ceases on 21st October 2098

You have 74 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 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 without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.