The loan agreement from Santander for the remortgage of my 4 bedroom flat is due any day now. Could you put forward a low cost conveyancing solicitor in Torrington?

You have arrived at the wrong place to search for the cheapest conveyancing solicitors in Torrington. We can offer you value for money conveyancing but our intention is not to work with the cheapest lawyers. Do not be fooled by organisations offering £100 conveyancing in Torrington. The optimum outcome, in going for cheap conveyancing, you will earn what you pay for and at worst you will end up with a hefty uplift in additional fees and still not end up with the service you were hoping for.

We are acquiring our first property. The property lawyer has e-mailedto ask if we want to take out supplemental conveyancing searches. We are really unsure what's relevant for conveyancing in Torrington

The scope of Torrington conveyancing searches depends entirely on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you adequately understand what information the searches could give you. You may then make a decision if you personally think you need that information. If unclear, ask your conveyancer to offer guidance.

Our bank has suggested solicitors on their panel based in Torrington but I would rather instruct a conveyancing lawyer in Torrington round the corner to me. Are you able to help?

It is by no means the case that all Torrington conveyancing practices are on all lender’s conveyancing panel. Use our find an approved solicitor tool to locate a Torrington conveyancing conveyancer on the on the lender panel.

five months have elapsed since my purchase conveyancing in Torrington completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Do you have any advice for leasehold conveyancing in Torrington with the aim of speeding up the sale process?

• Much of the delay in leasehold conveyancing in Torrington can be avoided if you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers.
If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. Some Torrington leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. Many freeholders or Management Companies in Torrington levy fees for supplying management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Torrington.

Torrington Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

On the whole the cost for major works are not included within service charges, albeit that some managing agents in Torrington ask tenants to contribute towards a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. Is there a share of the freehold?