I am selling our property in Lynton and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an internet conveyancing outfit rather than a conveyancing solicitor in Lynton. Having lived in Lynton for three years we know of no issue. Do we contact our local Authority to get clarification need.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I bought my apartment on 3 November and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Lynton advises it will be concluded in a couple of weeks. Are titles in Lynton uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Lynton registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry have to notify any interested persons or bodies. At present roughly three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration occurs once the new owner has moved in to the premises thus 'speed' is not typically top priority yet if there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

I opted to have a survey carried out on a property in Lynton prior to appointing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks may not issue a mortgage on such a property.

It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Lynton. Conveyancing may be slightly more expensive based on your lender's requirements.

Can you provide any top tips for leasehold conveyancing in Lynton from the point of view of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Lynton can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the purchasers’ lawyers.
Some Lynton leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. Many freeholders or managing agents in Lynton charge for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Lynton. If you hold a share in a the Management Company, you should make sure that you are holding the original share certificate. Organising a duplicate share certificate is often a time consuming formality and frustrates many a Lynton home move. Where a new share is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later.

I own a 2 bed flat in Lynton, conveyancing having been completed in 2002. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Lynton with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease terminates on 21st October 2079

With only 54 years remaining on your lease the likely cost is going to be between £32,300 and £37,400 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed 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 you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.

Do online conveyancing companies cover everything a local Lynton solicitor does or must I use a solicitor for the final stages for my conveyancing in Lynton?

Where you use an online conveyancer they will undertake all the tasks your Lynton solicitor will cover.