As someone with no idea as to the Bovey Tracey conveyancing process what’s the number one tip you can impart concerning the legal transfer of property in Bovey Tracey

Not many law firms shout this from the rooftops but conveyancing in Bovey Tracey and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and other parties involved in the home moving process. E.g., the vendor, selling agent and on occasion a mortgage company. Selecting a lawyer for your conveyancing in Bovey Tracey an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to look after your best interests and to keep you safe.

On occasion a third party with a vested interest may try and convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your conveyancer is dragging his heels. Or your mortgage broker may try to convince you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

We're in Bovey Tracey, FTBs purchasing with a mortgage (lender is HSBC , and our solicitor is on the HSBC conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am purchasing my first flat in Bovey Tracey with a loan from Skipton Building Society. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my solicitor about this side-deal as it may affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Helen (my wife) and I may need to sub-let our Bovey Tracey 1st floor flat for a while due to taking a sabbatical. We used a Bovey Tracey conveyancing firm in 2004 but they have closed and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Bovey Tracey do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I invested in buying a garden flat in Bovey Tracey, conveyancing was carried out December 1997. Can you work out an approximate cost of a lease extension? Comparable flats in Bovey Tracey with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease ceases on 21st October 2074

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

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

I note that you have a post code search directory listing solicitors on the lender conveyancing panel. Do Bovey Tracey conveyancing firms pay you a commission if I instruct them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Bovey Tracey.