Do all mortgage companies provide you with an approved list of Braunton conveyancing solicitors? How do you know who is on the conveyancing panel?

Braunton conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

How does conveyancing in Braunton differ for newly converted properties?

Most buyers of new build residence in Braunton come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Braunton typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Braunton or who has acted in the same development.

I opted to have a survey completed on a property in Braunton in advance of appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders will refuse to issue a mortgage on this type of house.

It depends who your proposed lender is. Santander has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Braunton. Conveyancing will be smoother if you use a solicitor in Braunton especially if they are familiar with such properties in Braunton.

I have been pointed in your direction by a number of selling agents in Braunton to find a solicitor on your site. What’s the financial advantage for Estate Agents to recommend your site ahead of a competitor’s?

We don’t give any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I would like to sublet my leasehold flat in Braunton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

Even though your previous Braunton conveyancing lawyer is no longer around you can review your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek permission via your landlord or other appropriate person before subletting. This means you not allowed to sublet in the absence of prior consent. Such consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I bought a ground floor flat in Braunton, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Braunton with over 90 years remaining are worth £165,000. The ground rent is £45 per annum. The lease ends on 21st October 50

With only 50 years remaining on your lease we estimate the premium for your lease extension to be between £36,100 and £41,800 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 in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.