My financial adviser requires my Dartmouth law firm’s panel member for the Santander conveyancing panel. What is the best way to find this out. I have contacted my local Dartmouth office but they have not got back to me yet.

Have you tried contacting your Dartmouth conveyancing practitioner about this?. They retain a central record lender panel numbers.

Why do I have to pay up front for my conveyancing in Dartmouth?

If you are buying a property in Dartmouth your lawyer will ask you put them with funds to cover the search fees. Normally this is called for to cover the fees of the Local Authority Search. If any deposit is as part of the sale price then this should be required shortly in advance of exchange of contracts. The final balance that is needed will be payable a few days ahead of the completion date.

I just acquired a flat at auction in Dartmouth. Conveyancing is required. What are my next steps?

Given that you are now exchanged you now have to retain a conveyancing lawyer as a matter of priority as you are faced with a tight deadline in which to complete the property. An auction property will ordinarily have a corresponding legal set of papers. This should include evidence of title and search results. Where you are dealing with leasehold property the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete the transaction on the set completion date.

We are due to move house in August. Does my conveyancing solicitor update the removal company on the completion day. Incidentally, can you recommend a removal company in Dartmouth. Conveyancing lawyer was chosen prior to coming across your page.

On the day of completion you will need to pick up the keys from the property agent however this should only occur after the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be released. You will need to advise the removal company that you are ready to move in. We do not suggest a particular removal company but can assist you in locating a conveyancing in Dartmouth or a lawyer with expertise in conveyancing in Dartmouth.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Dartmouth conveyancing practitioner on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

About to purchase a new build flat in Dartmouth. Conveyancing is daunting 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 conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Dartmouth

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Dartmouth is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dartmouth are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dartmouth you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dartmouth may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.