I am acquiring a property for cash in Axmouth and Branscombe. I have resided for the previous twelve years in Axmouth and Branscombe. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then almost all of the Axmouth and Branscombe conveyancing searches are at your discretion. Your lawyer will try and steer you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. Do take into account; if you are going to sell the house at a future date, it could be of interest to your prospective purchaser what the searches reveal. There are plenty of instances where properties with functional issues can still throw up adverse search results. A good conveyancing solicitor in Axmouth and Branscombe should be able to give you some constructive advice in this regard.

Completed the sale of my flat in Axmouth and Branscombe last December but the buyer keeps e-mailing me complaining that his solicitor needs to hear from mysolicitor. What are the post completion sale legalities following completion?

Following your house sale your lawyer should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your solicitor must also confirm that the home loan has been redeemed to the purchasers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Axmouth and Branscombe.

we are a couple who intend to purchase a newbuild apartment in Axmouth and Branscombe with a loan from Birmingham Midshires.We have a Axmouth and Branscombe conveyancing lawyer but Birmingham Midshires says her practice is not on their "panel". we are left little option but to use a Birmingham Midshires panel lawyer or keep our local solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its various provisions, a common one being that solicitors will be on the Birmingham Midshires approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Birmingham Midshires

What does a local search reveal concerning the house my wife and I purchasing in Axmouth and Branscombe?

Axmouth and Branscombe conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for example Xpress Legal The local search is essential in every Axmouth and Branscombe conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should reveal data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I am buying a new build apartment in Axmouth and Branscombe. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Axmouth and Branscombe

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.