How up to date is your database of Kingsbridge solicitors on the Principality conveyancing panel? Do Principality send you an updated list?

Kingsbridge conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.

I had intended to instruct a property lawyer in Kingsbridge for our home move. Our financial adviser has since advised us that our bank Platform Home Loans Ltd won't deal with them. Surely this is unfair competition?

Before the recession most mortgage companies had an appetite for risk which was higher than today. Almost all Kingsbridge conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum number of transactions. Many Kingsbridge conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Kingsbridge is one of the thousands of areas where the conveyancers we list are on the panel for Platform Home Loans Ltd.

Due to the input of my in-laws I had a survey completed on a property in Kingsbridge ahead of instructing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders tend refuse to give a mortgage on this type of premises.

It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Kingsbridge. Conveyancing may be slightly more expensive based on your lender's requirements.

I am hoping to complete next month on a garden flat in Kingsbridge. Conveyancing solicitors have said that they will have a report out to me on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Kingsbridge should include some of the following:

Details of the parties to the lease, for example these could be the (you), superior lessor, freeholder What options are open to you if an adjoining owner is in violation of a provision in their lease? You should be advised what counts as a Nuisance as far as the lease is concerned You should know whether the lease allows you to change or upgrade anything in the property- you should know whether any restrictions applies to all alterations or limited to structural alteration, and whether licences for alterations is mandated necessary The total extent of the demise. This might be the property itself but may incorporate a roof area or storage are if relevant.

I bought a ground floor flat in Kingsbridge, conveyancing having been completed 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Kingsbridge with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 yearly. The lease ceases on 21st October 2082

With only 57 years left to run we estimate the premium for your lease extension to range between £28,500 and £33,000 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

My fiance is purchasing a leasehold flat in Kingsbridge. He was given a quote by the conveyancing practitioner suggested by the estate agents totaling £1300 . It was eight years ago I sold and purchased a home and the fee was £495. Have costs really increased to that extent?

You should contact a few local Kingsbridge conveyancing solicitors requesting prices. You should base your choice not solely on cost, but on promptness and on how comprehensive the response is.