Am I correct in assuming that the fact that my conveyancer in Braunton is not on my mortgage company's conveyancing panel that there is a problem with the standard of her conveyancing?

That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Braunton conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We are due to move property in April. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Braunton. Conveyancing solicitor was organised before I stumbled across this site.

On the day of completion you will need to pick up the keys from the selling agent however this should only be done when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a conveyancing in Braunton or a solicitor that specialises in conveyancing in Braunton.

We are getting the release of further monies on our home loan from HSBC as we intend to conduct alterations to our house in Braunton. Are we obliged to choose a local Braunton solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC do not ordinarily instruct 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 HSBC panel.

We expect to receive a DIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Braunton solicitors on the Aldermore conveyancing panel, or is it better to go independently?

You will need to appoint Braunton solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

Just had an offer accepted on a new build flat in Braunton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Braunton

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan.

What tools are available to identify a Braunton law firm on the The Royal Bank of Scotland conveyancing panel? I have wheels and am happy to travel upto 25miles to meet the solicitor.

Feel free to make use of the tool on this website. Please select a mortgage company and your location and you will see a number of Braunton conveyancing lawyers locally. We have listed some Braunton conveyancing firms towards the end of this page and you can ring them to see if they are on the The Royal Bank of Scotland panel

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Braunton. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Braunton ?

The majority of houses in Braunton are freehold and not leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Braunton in which case you should be shopping around for a Braunton conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer will appraise you on the various issues.

Braunton Leasehold Conveyancing - Sample of Questions you should consider before Purchasing

Who are the managing agents? Is anyone aware of any major works anticipated that will likely increase the maintenance charges? What is the maintenance charge and ground rent on the property?