My wife and I are buying a 3 bedroom apartment in Dawlish with a mortgage. We like our Dawlish conveyancer, however the bank says he's not on their "panel". It seems we have little option but to use one of the mortgage company panel conveyancing practices or keep our Dawlish conveyancing practitioner and pay for one of their panel lawyers to act for them. We regard this is unjust; can we not require that the lender use our Dawlish lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Dawlish conveyancing lawyer to apply to be on the conveyancing panel.

Do commercial conveyancing searches reveal planned roadworks that may impact a commercial site in Dawlish?

Its becoming the norm that commercial conveyancing solicitors in Dawlish will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Dawlish. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dawlish.

For each commercial conveyancing transaction in Dawlish it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Dawlish commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Dawlish.

How does conveyancing in Dawlish differ for new build properties?

Most buyers of new build property in Dawlish approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Dawlish usually acquire 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 conveyancers 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 used to new build conveyancing in Dawlish or who has acted in the same development.

Do you have any top tips for leasehold conveyancing in Dawlish from the point of view of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Dawlish can be bypassed if you instruct lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives.
Many landlords or managing agents in Dawlish charge for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Dawlish. A minority of Dawlish leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Obtaining a re-issued share certificate can be a time consuming process and delays many a Dawlish conveyancing deal. Where a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is less than 75 years. It is therefore essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

I purchased a split level flat in Dawlish, conveyancing having been completed 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Dawlish with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2086

With only 61 years unexpired the likely cost is going to be between £19,000 and £22,000 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to 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.

What should I expect to pay for conveyancing in Dawlish?

Almost all Dawlish conveyancing firms will agree to a standard fee. If further work become due during the conveyancing your lawyer is obliged advise you in writing of such further charges for such work immediately it becomes obvious. Some work on a no completion no charge principle, others will charge a percentage of the agreed costs, according to the point at which the transaction does not go ahead.

We would recommend that you seek a few practices to give you a quotation.