Unfortunately I am unable to travel far from Barnstaple. I would like to know the understand why all Barnstaple conveyancers are not on all mortgage company panels?

As inequitable as it may appear for mortgage companies to limit who can represent them, from the public’s or lawyer’s standpoint, the other side of the coin is that banks are increasingly anxious and consider it necessary to protect them against illegal activities. As a consequence of this concern banks are limiting their conveyancing panel to a size that they are happy to control.

My grandmother passed away last year and as sole heir and executor I was left the house in Barnstaple. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

Where you intend to re-mortgage then Nationwide will require that you use a conveyancer on the Nationwide 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 Nationwide 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 Nationwide mortgage is registered as a charge at the Land Registry.

I have been advised by my lawyer that flying freehold insurance is needed on my purchase. What is the level of cover for Barnstaple conveyancing?

The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.

I have decided to exercise my right to buy my property in Barnstaple off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.

I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Barnstaple is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

I require quick conveyancing in Barnstaple as I have an ultimatum to exchange contracts inside one month. A home loan is not required. Can I decline from having conveyancing searches to save money and time?

If.Given you are are a cash purchaser you are at free not to have searches conducted although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Barnstaple the following are examples of issues that can crop up and therefore impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

I have just started marketing my 2 bed apartment in Barnstaple. Conveyancing solicitors are to be appointed soon, however I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?

It best that you pay the service charge as usual as all ground rent and maintenance payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Leasehold Conveyancing in Barnstaple - A selection of Questions you should consider before buying

The best form of lease structure is if the freehold title is in the ownership of the leaseholders. In this arrangement the lessees enjoy control and notwithstanding that a managing agent is often retained where it is larger than a house conversion, the managing agent employed by the leaseholders. Generally speaking the cost for major works are not included within maintenance charges, although there some managing agents in Barnstaple ask leasehold owners to contribute towards a reserve fund created for the specific purpose of building a fund for larger works.