Have just purchased a repossessed house at auction in Bude. Conveyancing is needed. What happens now?

Now that you are exchanged you should appoint a conveyancing solicitor quickly as you will have a tight a fixed date to complete the conveyancing. Every auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete on the date specified in the contract.

I have been advised by my lawyer that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Bude?

The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.

I am buying a property in Bude. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Yorkshire BS be concerned?

As your lender is Yorkshire BS your lawyer must check the formal instructions contained in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Yorkshire BS where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Bude.

I used Action Conveyancing a few years ago for my conveyancing in Bude. I now require my papers however the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bude of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Is it simple use your search app to choose a conveyancing solicitor in Bude on the approved list for my mortgage?

1st choose a mortgage company such as Accord Mortgages Ltd, Skipton Building Society or Godiva Mortgages Ltd then type in your location e.g. Bude. Conveyancing organisations in Bude and beyond will then be shown.

We are one month into a residential purchase having been recommend to a firm by the high street agent to execute conveyancing in Bude. I am not happy. Can you you assist me in finding new solicitors?

A solicitor would have to be very poor to suggest changing them. Has your loan offer been issued? If so you must inform them of the new solicitor and ensure the mortgage documents are re-sent. Your conveyancer needs to be on the banks panel to avoid supplemental costs and delays. So that should be your first question of the new lawyers. The find a solicitor tool can help you find a lender approved lawyer for your home move in Bude

Due to complete next month on a leasehold property in Bude. Conveyancing lawyers assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Bude should include some of the following:

Whether your lease caters for for a reserve fund? The total extent of the property. This could be the apartment itself but could also incorporate a loft or basement if applicable. Does the lease prohibit wood flooring? Are you allowed to have a pet in the flat? Advice as to the provision as set out in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a lessee enjoys

I purchased a 1st floor flat in Bude, conveyancing was carried out in 2001. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Bude with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2074

With just 51 years remaining on your lease we estimate the price of your lease extension to range between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure 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 detailed investigations. You should not use the figures in tribunal or court proceedings. 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 based on this information without first getting professional advice.