My IFA requires my Axbridge law firm’s panel member for the Lloyds conveyancing panel. What is the best way to discover this. I have contacted my local Axbridge office but they cant find it on their system.

Have you tried calling your Axbridge solicitor about this?. They keep a central record lender panel numbers.

Due to complete my purchase in Axbridge next Friday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These obligations are not unique to conveyancing in Axbridge.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Axbridge is the location of the property. Is there any guidance you can impart?

Flying freeholds in Axbridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Axbridge you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Axbridge may ascertain 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 property.

Can you provide any advice for leasehold conveyancing in Axbridge with the purpose of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Axbridge can be reduced where you appoint lawyers as soon as your agents start advertising the property and ask them to collate the leasehold documentation needed by the purchasers’ lawyers.
Many landlords or managing agents in Axbridge levy fees for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Axbridge. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or settle 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 are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over as opposed to unsettled. If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a re-issued share certificate can be a time consuming formality and delays many a Axbridge conveyancing transaction. Where a reissued share is needed, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible. You believe that you know the number of years left on your lease but you should verify this by asking your solicitors. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

Axbridge Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing

Is the freehold owned jointly by the leaseholders? Are any of leasehold owners in dispute over their service charge payments?

Whilst your website is a good idea there are many lawyers listed near Axbridge being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the lender approved panel?

We do not recommend specific Axbridge firms as the right Axbridge conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Axbridge knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..