My fiance and I are buying a flat in Bideford. My Conveyancer is not listed on the mortgage company approved list. Am I still permitted to retain my Bideford conveyancing solicitor notwithstanding that they are excluded from the bank list of approved lawyers?

You have a couple of alternatives available to you here

• Complete the purchase with your existing Bideford property lawyer but your mortgage company will no doubt retain a lawyer on their conveyancing panel. This will result in additional cost and probable frustration.
• Get a new property lawyer to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your conveyancing practitioner to pull out all the stops to get listed on the bank’s conveyancing panel

I am purchasing a brand new duplex in Bideford and my solicitor is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. I am nearing the developer’s deadline to sign contracts and I have no desire to delay the conveyancing. Is my lawyer right?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I have been on the look out for a leasehold apartment up to £245,000 and identified one near me in Bideford I like with a park and station nearby, however it only has 61 years on the lease. There is not much else in Bideford suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.

I need to appoint a conveyancing solicitor for leasehold conveyancing in Bideford. I've discover a web site which looks to be the ideal answer If it is possible to get all this stuff done via email that would be preferable. Do I need to be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I've found a house that appears to be perfect, at a reasonable price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Bideford. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Bideford ?

Most houses in Bideford are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Bideford in which case you should be looking for a Bideford conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.

I purchased a 2 bed flat in Bideford, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Bideford with an extended lease are worth £185,000. The ground rent is £65 invoiced annually. The lease runs out on 21st October 2085

With just 60 years left to run the likely cost is going to be between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.