We were about to instruct a conveyancing solicitor in Babbacombe listed using your search tool but stumbled across some other costs illustrations on the internet look less pricey – why is this?

One can find plenty of websites advertising pretending to offer £99 conveyancing, unfortunately it’s common in such cases for extracharges result in the completion invoice mounting up beyond all recognition. Conveyancers are obliged to make sure that fees set out in terms of business should be equitable invoiced The law firms that we put forward for conveyancing in Babbacombe clearly state all legal fees for the property you intend topurchase.

When it comes to lenders such as Yorkshire BS, do Babbacombe property lawyers have to pay a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We were going to get a DIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Babbacombe solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?

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

After weeks of negotiation I have agreed a price on an apartment in Babbacombe. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should my conveyancer be raising questions regarding flooding as part of the conveyancing in Babbacombe.

The risk of flooding is if increasing concern for lawyers dealing with homes in Babbacombe. Some people will buy a property in Babbacombe, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a various checks that can be undertaken by the buyer or by their conveyancers which can figure out the risks in Babbacombe. The standard completed inquiry forms given to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the seller to find out if the property has ever been flooded. In the event that the residence has been flooded in past and is not revealed by the vendor, then a buyer could issue a legal claim for losses resulting from an inaccurate answer. The buyer’s solicitors may also conduct an enviro search. This will disclose if there is a recorded flood risk. If so, additional investigations will need to be initiated.

I'm purchasing my first flat in Babbacombe with a mortgage from Lloyds TSB Bank. The sellers refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent advised me not reveal to my solicitor about this deal as it may adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Do you have any top tips for leasehold conveyancing in Babbacombe with the intention of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Babbacombe can be bypassed where you instruct lawyers the minute you market your property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers.
If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be warry about purchasing a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to 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 better to present the dispute as historic rather than ongoing. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Babbacombe leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord approving such works. Where you dont have the consents to hand you should not communicate with the landlord without contacting your solicitor before hand. The majority of landlords or Management Companies in Babbacombe charge for providing management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Babbacombe.

I am the registered owner of a 1 bedroom flat in Babbacombe, conveyancing having been completed February 1997. 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? Similar flats in Babbacombe with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced every year. The lease ends on 21st October 2101

With only 76 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.