Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who handled the conveyancing in Dawlish 4 years ago no longer exist. What do I do?

Nowadays there are duplicates made of almost everything, and your lawyer should know exactly where to find all the suitable paperwork so you may purchase or sell your house without any difficulty. Where copies can’t be located, your lawyer can put in place insurance or indemnities protecting you against future claims on the premises.

I'm buying a new build house in Dawlish with a loan from TSB. The developers refused to reduce the price so I negotiated 6k of extras instead. The sale representative told me not disclose to my lawyer about this side-deal as it would jeopardize my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Dawlish is the location of the property. Can you shed any light on this issue?

Flying freeholds in Dawlish are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dawlish you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dawlish may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My company is intending to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering no-move-no charges for commercial conveyancing in Dawlish for below 1500k?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Dawlish, including the sale and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right firm. Regarding the fees these will vary based on the structure and terms of the proposed transaction. Let us have your details or call so as to enable us to supply you with comprehensive commercial conveyancing quote.

Last December I purchased a leasehold property in Dawlish. Am I liable to pay service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a basement flat in Dawlish, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Dawlish with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2086

With just 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues 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.