We are planning to purchase with Coventry BS. We have called around locally yet am unable to find a Ottery St Mary conveyancing firm on the Coventry BS approved list. Could you help?

Feel free to make the most of the search tool on this site. Please choose the building society and type Ottery St Mary or your preferred area and you will see a number of lawyer offices in Ottery St Mary or nearest you.

If you had a top tip for choosing a conveyancing solicitor in Ottery St Mary what would it be?

It would be unwise to be seduced by the cheapest Ottery St Mary conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

Is it the case that all Ottery St Mary solicitor practices on the Nationwide conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do allow licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Ottery St Mary bank branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Ottery St Mary conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

Your lawyer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Just had an offer accepted on a new build flat in Ottery St Mary. Conveyancing is a frightening process 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.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Ottery St Mary

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. 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.

Due to the advice of my in-laws I had a survey completed on a house in Ottery St Mary ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks may not grant a mortgage on a flying freehold premises.

It varies from the lender to lender. HSBC has different requirements from Nationwide. If you call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Ottery St Mary. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ottery St Mary to see if the conveyancing will be more expensive.

At what point do I pay stamp duty payable for my Ottery St Mary flat purchase?

The majority of solicitors will complete a Land Transaction Return Form for you as part of your Ottery St Mary purchase transaction for signature. After completion your lawyer will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the money - discharge any Stamp Duty liability on your behalf.