My mortgage broker has requested my Tavistock solicitor’s panel member for the Nationwide conveyancing panel. What is the best way to discover this. I have e-mailed my local Tavistock office but they cant find it on their system.

You are best placed to get this information from your Tavistock property lawyer . Most Tavistock conveyancing firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

My husband and I are refinancing our flat in Tavistock with Skipton. We have a son 18 who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Skipton conveyancing panel as he never had to sign this form when we bought 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your Skipton conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Skipton. This is solely used to protect Skipton if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Skipton had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Tavistock. Do I collect the keys to the property on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Tavistock?

On the day of completion you do not need to go to the conveyancers office in Tavistock. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you should be called to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.

I have paid off my mortgage with Co-operative. I assume I don't need a Tavistock solicitor on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I have decided to exercise my right to buy my property in Tavistock off the council. I have a mortgage agreed with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Tavistock is the location of the property. Can you offer any guidance?

Flying freeholds in Tavistock are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tavistock you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tavistock may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am in need of some leasehold conveyancing in Tavistock. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and most are in Tavistock - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a basement flat in Tavistock, conveyancing was carried out May 1996. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Tavistock with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2092

With 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 as well as professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.