Is the fact that my conveyancer in Woolacombe is not listed on my lender's conveyancing panel that there is a problem with the quality of her work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Woolacombe conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.

It is 10 years ago since I bought my property in Woolacombe. Conveyancing lawyers have recently been instructed on the sale but I am unable to find the deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they may be archived with the conveyancers who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Woolacombe relates to registered property but in the unlikely event that your property is not registered it is more problematic but is not insurmountable.

My friend suggested that where I am purchasing in Woolacombe I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually quoted for as part of the standard Woolacombe conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Woolacombe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Woolacombe.

I am buying a new build apartment in Woolacombe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Woolacombe

Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I opted to have a survey done on a house in Woolacombe ahead of instructing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may not give a loan on this type of house.

It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check with 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 Woolacombe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Woolacombe to see if the conveyancing costs will increase in light of this.