We opted for a Barnstaple based lawyer for my conveyancing in Barnstaple last week. Reviewing the terms of engagement I seewe are responsible for costs even if the sale doesn't happen. Should I go with them or select a web based firm who offer no completion no cost conveyancing in Barnstaple?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to neutralise those conveyances that do not go ahead. Please beware that such schemes tend not to cover expenses for instance Barnstaple conveyancing search charges.

Is there a reason why leasehold purchase conveyancing in Barnstaple costs more?

The conveyancing fees for a leasehold premises in Barnstaple is frequently greater as compared to a freehold residence. This is because there is an amount of supplemental time required in liaising with the freeholder and managing agents to collate the evidence concerning whether the rent and service charges have been cleared and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.

My grandmother passed away six months ago and as sole heir and executor I was left the property in Barnstaple. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?

If you intend to re-mortgage then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

Will our solicitor be raising enquiries concerning flooding during the conveyancing in Barnstaple.

The risk of flooding is if increasing concern for solicitors dealing with homes in Barnstaple. There are those who purchase a property in Barnstaple, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Barnstaple. The standard property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to discover if the property has historically flooded. If the property has been flooded in past and is not notified by the vendor, then a buyer could bring a legal claim for losses as a result of such an incorrect response. A purchaser’s lawyers may also commission an environmental search. This should disclose if there is any known flood risk. If so, additional inquiries will need to be conducted.

Planning to complete next month on a leasehold property in Barnstaple. Conveyancing solicitors assured me that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Barnstaple should include some of the following:

Who has the liability to repair and maintain the building. It is essential for you to know who is duty bound to repair and maintenance of every part of the building Additions to the property You should have a good understanding of the building insurance obligations What options are open to you if an adjoining owner is in violation of a provision in their lease?

I invested in buying a 1st floor flat in Barnstaple, conveyancing having been completed 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Barnstaple with an extended lease are worth £265,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2099

You have 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.