We see that you have a post code search directory identifying firms on the Nottingham conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Devon?

We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Devon.

we are a couple who wish to acquire a newbuild flat in Devon with a mortgage from Halifax.We have a Devon conveyancing practitioner but Halifax advised that her practice is not listed on their "panel". It seems we have little choice but to instruct a Halifax panel firm or retain our preferred solicitor and pay for a Halifax panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you contains terms and conditions, one of which will be that conveyancers needs to be on the Halifax conveyancing panel. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax

Will our conveyancer be raising enquiries about flooding as part of the conveyancing in Devon.

Flooding is a growing risk for solicitors specialising in conveyancing in Devon. There are those who acquire a house in Devon, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Devon. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to discover if the property has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a purchaser may issue a compensation claim as a result of such an inaccurate reply. A buyer’s conveyancers may also order an enviro report. This will disclose whether there is a recorded flood risk. If so, additional investigations will need to be conducted.

I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, no chain conveyancing. Devon is where the house is located. Can you shed any light on this issue?

Flying freeholds in Devon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Devon you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Devon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Devon. Conveyancing advisers have are soon to be instructed. Will they explain the issues?

The majority of houses in Devon are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are buying in Devon so you should seriously consider looking for a Devon conveyancing practitioner and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer should appraise you on the various issues.

I am the registered owner of a studio flat in Devon, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Devon with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2078

With only 53 years left to run we estimate the price of your lease extension to be between £27,600 and £31,800 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.