Me and my fiance are buying residence in Barnstaple. My lawyer is not listed on the mortgage company solicitor list. Am I still permitted to retain my Barnstaple conveyancing solicitor even though they are excluded from the mortgage company panel of approved conveyancing solicitors?

You must instruct a lawyer to complete the legal work required if you need a mortgage to buy your home. The property lawyer will carry out all the necessary investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is in place. One could appoint a Barnstaple solicitor of your choice. However, where the property lawyer selected is not a member of the lender solicitor panel supplemental fees will be incurred as separate legal representation will be need by the lender. Bank panel applications can be submitted, so provided your conveyancer has not previously applied for membership they should take the chance to apply.

I need some quick conveyancing in Barnstaple as I am faced with an ultimatum to complete in less than 4 weeks. Fortunately I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?

As you are not obtaining a home loan you are at liberty not to have searches conducted although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Barnstaple the following are examples of what can be revealed and therefore affect future saleability: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...

How does conveyancing in Barnstaple differ for newly converted properties?

Most buyers of new build or newly converted property in Barnstaple approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because house builders in Barnstaple typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Barnstaple or who has acted in the same development.

Back In 2003, I bought a leasehold house in Barnstaple. Conveyancing and Britannia mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Barnstaple who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. There is no need to instruct a Barnstaple conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a studio flat in Barnstaple, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Barnstaple with an extended lease are worth £191,000. The ground rent is £55 per annum. The lease ends on 21st October 2080

With only 54 years unexpired the likely cost is going to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

What are the distinct advantages to choosing a local property lawyer in Barnstaple

Many purchasers and sellers in Barnstaple choose a local lawyer so that they can pop into the lawyer’s offices in the event that they have questions, and to execute mortgage deeds rather taking the chance of depending on the Royal Mail.

There is a distinct edge when selecting a property lawyer local to the house you are purchasing, due to the knowledge of the locality and potential local issues - but this is moot. Many conveyancers conduct their work via the web and may be any place in the world.