Souldretaining a Barnstaple conveyancing practitioner make the legal process smoother?

Barnstaple is a special area, where neighbourhood know-how is a big bonus. The laid-back lifestyle is great – but not for your conveyancing. The solicitors that we endorse providing in-depth Barnstaple knowledge with a proactive, hands-onattitude that ensures everything runs smoothly. It is a distinct advantage where they can make use of established relationships with financial advisers, estate agents, valuers and counterpart Barnstaple conveyancing practices

I am assisting my step-mother sell her flat in Barnstaple. Does the conveyancer arrange the EPC or it is for the seller to see to?

After the demise of HIPs, EPC’s was left as a required component of selling a property. An energy performance certificate needs to be commissioned in advance of the property being advertised. It is not as aspect of the sale process that lawyers normally organise. If you are using a Barnstaple conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with reputable Barnstaple accredited person

Completion of my purchase has taken place for my property in Barnstaple. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

Intending to buy a flat in Barnstaple. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Barnstaple lawyer is on the UBS conveyancing panel.

I have been told that property searches are the primary reason for delay in Barnstaple conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Barnstaple.

Should I be wary by brokers that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Barnstaple conveyancing company?

As is the case with lots of professional services, often recommendations from family and friends can be worth their weight in gold. Nevertheless there are many players in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all suggest conveyancers to select. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there may be a financial incentive behind the recommendation. You have the discretion to select your preferred conveyancer. However, bear in mind that most banks specify a panel list of solicitors you are obliged to use for the mortgage aspect of your conveyancing.

Can you provide any top tips for leasehold conveyancing in Barnstaple from the point of view of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Barnstaple can be avoided where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers.
A minority of Barnstaple leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Barnstaple state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord acquiescing to such alterations. Should you dont have the consents in place do not communicate with the landlord without checking with your lawyer first. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a new share certificate can be a lengthy process and delays many a Barnstaple home move. Where a new share is required, do contact the company director and secretary or managing agents (if applicable) for this sooner rather than later.

I own a leasehold flat in Barnstaple, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Barnstaple with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2075

You have 50 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.