Unfortunately I am unable to travel far from Devizes. Is there a reason why all Devizes solicitors aren't automatically on all mortgage company panels?

A decade ago most lenders had an attitude to risk which is different from today. The financial regulator in 2010 instigated a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, banks have subsequently requiredmore data from law firms concerning their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of firms have found themselves removed from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum volume of transactions the mortgage companies insisted on.

Should conveyancers request an advanced payment for my conveyancing in Devizes?

If you are buying a property in Devizes your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the sale price then this will be asked for shortly prior to exchange of contracts. The final balance that is needed should be transferred a few days prior to the day of completion.

Forgive me if this question is silly but I am new to the home buying as a first time buyer of a two bedroom flat in Devizes. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Devizes?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.

My solicitor has informed me that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Devizes?

The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

I recently had an offer agreed on an apartment in Devizes. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £150. Soon after, the property lawyer contacted me to say that they were not on the Santander 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 Santander 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.

Am I best advised to use a Devizes conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can handle the legal formalities however her office is approximately 350miles drive away.

The primary upside of using a local Devizes conveyancing practice is that you can visit the firm to sign paperwork, present your identification documents and pester them if necessary. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that should trump using an unknown Devizes conveyancing lawyer just because they are based in the area.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have just found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Devizes. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Devizes ?

The majority of houses in Devizes are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Devizes in which case you should be looking for a Devizes conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your conveyancer will appraise you on the various issues.

Devizes Conveyancing for Leasehold Flats - Sample of Questions you should ask before buying

Please note that where the lease has less than eighty years it will impact the marketability of the apartment. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. Remember, in most cases you will need to own the residence for a couple of years before you are entitled to exercise a lease extension. What is the the remaining lease term? Many Devizes leasehold flats will be liable to pay a service bill for maintenance of the block invoiced on behalf of the freeholder. If you purchase the flat you will have to meet this amount, normally in instalments accross the year. This can differ from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all likelihood there will be a ground rent for you to pay annual, this is usually not a exorbitant amount, say around £25-£75 but you should to check it because sometimes it could be many hundreds of pounds.