I was informed today by my financial adviser that my Devizes solicitor is not on the mortgage company Conveyancing panel. How can I check?

Your first step should be to contact your Devizes conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may be able to suggest a Devizes conveyancing firm that is on the conveyancing panel for your lender.

We are close to exchanging contracts on the sale of our property in Devizes and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Devizes conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing outfit as opposed to a conveyancing solicitor in Devizes. We have lived in Devizes for 4 years we know of no issue. Should we contact our local Authority to obtain confirmation need.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of 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 health insurance to cover that same illness)

How does conveyancing in Devizes differ for newly converted properties?

Most buyers of new build property in Devizes come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Devizes typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Devizes or who has acted in the same development.

My husband and I are 18 days into a leasehold purchase having been directed to a firm by the local agent to do our conveyancing in Devizes. I am not happy. Can you help me find new solicitors?

They would have to be really poor in order to consider changing them. Has your mortgage been generated? In the event that it has you must make them aware of the replacement conveyancer and get the mortgage documents are re-issued. The conveyancer needs to be on the banks approved list to avoid supplemental expenses and frustration. So that should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Devizes

Do you have any advice for leasehold conveyancing in Devizes with the purpose of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Devizes can be avoided where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold information needed by the purchasers’ solicitors.
If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Devizes state that internal structural alterations or installing wooden flooring necessitate a licence issued by the Landlord approving such alterations. If you dont have the consents to hand do not contact the landlord without checking with your solicitor before hand. You believe that you know the number of years left on your lease but it would be advisable double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be nervous about purchasing a flat where a dispute is unsettled. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to present the dispute as over rather than unsettled.

Leasehold Conveyancing in Devizes - Sample of Queries Prior to buying

How long is the Lease? Its a good idea to discover as much as possible concerning the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day issues like the tidiness of the common parts. Ask prospective neighbours what they think of them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically what you get for your money.