I can't travel far from Lynmouth. I would like to know the logic why all Lynmouth conveyancers aren't included on all lender panels?

Mortgage Companies ordinarily impose restrictions on either the nature or volume of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that the organisation is required to have two or more partners. As well as restricting the structure of firm, some banks for example HSBC decided to reduce the number of organisations they permit to represent them. It is worth noting that lenders have no liability for the quality of conveyancing supplied by any Lynmouth lawyer on their panel. Property fraud was the main trigger for the rationalisation of conveyancing panels a few years ago even though there are opposing thoughts concerning whether solicitors sat at the center of that fraud. Statistics published by the Land Registry reveal that thousands of conveyancing organisations only transact one or two conveyances annually. Those advocating conveyancing panel pruning ask why law firms deserve claim to be listed on a lender panel when it is apparent that property law is not their speciality?

We are planning to move house in March. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Lynmouth. Conveyancing firm was found prior to coming across this site.

On the afternoon of completion you can collect the house keys from the property agent but this can only be done once the sellers lawyers advise the agent that they have the completion monies and the keys can be collected. After that you can advise the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you choose a residential property solicitor in Lynmouth or a solicitor with expertise in conveyancing in Lynmouth.

I had a mortgage agreed in principle with Leeds Building Society. Lynmouth conveyancing practitioners are chosen. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?

There is no definitive answer here. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I recently had an offer agreed on an apartment in Lynmouth. My financial adviser suggested a lawyer. I paid an on account payment of £225. A few days later, the conveyancer called me sheepishly admitting that they were not on the Lloyds 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 Lloyds 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.

I am a sole trader planning to lease a unit on a shopping parade. Can you recommend solicitors offering competitive fees for non-domestic conveyancing in Lynmouth for less than £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Lynmouth, including the sale and purchase of businesses as well as simply property. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can find you the right solicitor. As for the costs this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or call so as to enable us to supply you with a fixed commercial conveyancing quote.

We're FTB’s - agreed a price, yet the estate agent told us that the owners will only proceed if we instruct their chosen lawyers as they need an ‘expedited deal’. We would rather use a local conveyancer accustomed to conveyancing in Lynmouth

We suspect that the seller is not behind this demand. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your own,trusted Lynmouth conveyancing lawyers - not the ones that will give the estate agent a commission or hit his conveyancing targets set by senior management.

I have recently realised that I have 62 years remaining on my flat in Lynmouth. I am keen to extend my lease but my freeholder is absent. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you have used your best endeavours to find the lessor. In some cases an enquiry agent may be helpful to try and locate and prepare an expert document to be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the application to the County Court overseeing Lynmouth.

I own a 2 bed flat in Lynmouth, conveyancing formalities finalised 6 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Lynmouth with an extended lease are worth £190,000. The ground rent is £65 charged once a year. The lease terminates on 21st October 2086

With 61 years remaining on your lease the likely cost is going to be between £19,000 and £22,000 plus legals.

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 in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.