Just contacted my conveyancing solicitor in Woolacombe who acted for me 18 months ago requesting a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold residence and a freehold premises) of similar values with a loan from Leeds Building Society. I am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?

The estimate fees are a little high. If you shop around you could decrease the fees slightly by say a hundred pounds. On the other hand, assuming were content with the assistance the firm offered you maylive to regret choosing an an untested solicitor. If is important to ensure that the solicitor can also act for Leeds Building Society. You can make use of our search tool to select a Woolacombe conveyancing firm on the Leeds Building Society conveyancing panel, which can often include conveyancing solicitors in Woolacombe.

Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Woolacombe so that I can pop in to their offices if required.

As opposed to twenty years ago, the vast majority lenders no longer need their conveyancing panel lawyer to witness the borrowers signature. You will still be obliged to supply identification documents and there are still manifest advantages to instructing a locally based solicitor, in your situation a conveyancing solicitor in Woolacombe.

I have recentlyfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Woolacombe for a purchase of a freehold house 12 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?

The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Woolacombe conveyancing specialists.

I only have Sixty One years unexpired on my lease in Woolacombe. I am keen to extend my lease but my freeholder is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you have made all reasonable attempts to locate the landlord. On the whole an enquiry agent may be useful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Woolacombe.

I bought a leasehold flat in Woolacombe, conveyancing having been completed 9 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Woolacombe with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2086

With just 62 years unexpired we estimate the price of your lease extension to be between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

My partner and I are acquiring a garden flat in Woolacombe. At the time of instructing our conveyancer, they told us that they were on all major UK mortgage company panels. Our mortgage broker emailed yesterday to advise that they are not on the Bank of Ireland approved list. Were it to be true, what should we do? Should we simply choose a new lawyer that is on their panel or do we cover the costs for separate representation, with Bank of Ireland selecting their own approved conveyancer.

When acquiring a property with mortgage finance it is usual for the buyer’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to satisfy. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should contact Bank of Ireland and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Bank of Ireland's conveyancing panel and you may continue to use your own Woolacombe solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another solicitor into the equation.