Find a Braunton Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Braunton? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Braunton conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Braunton

A friend informed me that in purchasing a property in Braunton there could be various restrictions prohibiting external changes to a property. Is this right?

There are anumerous of properties in Braunton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Braunton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Is it the case that all Braunton conveyancing solicitors on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. Some lenders do list licenced conveyancers on their panel in which case such practice would be governed by the CLC.

My offer on a semi in Braunton has been accepted, the sellers do however have an associated purchase. The sellers have put an offer on somewhere, however it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a high street conveyancing solicitor in Braunton. What should be my next step? At what stage should I apply for the mortgage with Lloyds?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of one thousand pounds, then survey, Braunton conveyancing search fees, etc). First, you must check that your property lawyer is on the Lloyds conveyancing panel. Regarding the next steps this very much depends on the circumstances of your transaction, attraction to the property and on the state of the market. During a rising market some home buyers would apply for a home loan with Lloyds and arrange for the valuation and only if it was satisfactory would they request their lawyer to press on with the conveyancing in Braunton.

The deeds to our house are lost. The conveyancers who conducted the conveyancing in Braunton 10 years ago have long since closed. What are my options?

Assuming you have a registered title the information relating to your proprietorship will be evidenced by HMLR under a Title Number. It is easy to perform a search at the Land Registry, find your property and get current copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.

We're novice buyers - had an offer accepted, but the property agent advised that the seller will only go ahead if we instruct the agent's recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Braunton

We suspect that the seller is not behind this demand. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your preferred Braunton conveyancing solicitors - not the ones that will provide the negotiator at the agency a introducer fee or achieve conveyancing targets set by head office.

I have just appointed agents to market my garden apartment in Braunton. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly service charge demand – Do I pay up?

It best that you clear the invoice as you normally would because all rents and service charges should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage 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.

I acquired a garden flat in Braunton, conveyancing was carried out 9 years ago. How much will my lease extension cost? Corresponding flats in Braunton with a long lease are worth £191,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2072

You have 53 years left to run the likely cost is going to range between £27,600 and £31,800 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

There are numerous houses in Braunton on unadopted roads. We are acquiring one such house. What would be the pros and cons of purchasing a residence on a privately owned road?

Braunton conveyancing practices will be well versed in transacting homeson unadopted roads. Your conveyancer should review the title to identify any rights or responsibilities. It is possible that there is a residents association that residents pay into to maintain the road. Where one exists, the road should be maintained and appear nicer than publicly adopted.

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