I am getting a offer of a home loan from Nat West. I would like to enlist the help of a Licensed Conveyancer in Exminster. Does the Nat West Conveyancing panel allow for conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

We wanted to use a property lawyer in Exminster for our house purchase. Our financial adviser has since notified us that our mortgage company Barnsley Building Society won't deal with them. Surely this is unduly restrictive?

A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all Exminster conveyancing firms would have been on many mortgage company panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms relating to their operations and the individuals who work for them and set certain criteria such a completing on a minimum amount of transactions. Many Exminster conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Exminster is one of the numerous locations where the solicitors we list are are approved Barnsley Building Society.

A friend advised me that if I am buying in Exminster I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Exminster conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Exminster around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Exminster Education with plans and statistics, Local Amenities and other useful data regarding Exminster.

I opted to have a survey done on a house in Exminster in advance of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks may not issue a loan on this type of property.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you call us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Exminster. Conveyancing may be slightly more expensive based on your lender's requirements.

I've found a house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have subsequently found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Exminster. Conveyancing advisers have are about to be appointed. Will they explain the issues?

Most houses in Exminster are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Exminster in which case you should be shopping around for a Exminster conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should advise you fully on all the issues.

I am the registered owner of a 1 bedroom flat in Exminster, conveyancing having been completed 7 years ago. 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? Equivalent properties in Exminster with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2079

With just 54 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.