I selected a local firm for my conveyancing in Ilfracombe recently. Looking through the Ts and Cs I noteI am liable for fees even where the transaction does not complete. Would I be best advised to appoint an internet conveyancing company who offer no completion no charge conveyancing in Ilfracombe?

It is usually a trade off in that if "No Sale No Fee" is offered then the fee levels will generally be higher to neutralise the conveyances that fail to complete. Do bear in mind that these offerings tend not to protect you from disbursements by way of example Ilfracombe conveyancing search fees.

My wife and I are purchasing a property in Ilfracombe. It might be a silly question but how we can trust a solicitor? At some point we have to send funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We have agreed to purchase a house in Ilfracombe. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is UBS your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to UBS where a lease fails to comply with these requirements. The specifications relate to the installation of panels on properties countrywide and is not restricted to Ilfracombe.

After shopping around on the internet I have found a Ilfracombe property lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ilfracombe postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Ilfracombe.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Ilfracombe?

Many commercial conveyancing solicitors in Ilfracombe will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Ilfracombe. The report provides 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 Ilfracombe.

For every commercial conveyancing transaction in Ilfracombe 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 Ilfracombe commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Ilfracombe.

I used Wolstenholmes a few years ago for my conveyancing in Ilfracombe. Now, I need the files but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Ilfracombe of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Ilfracombe is the location of the property. Is there any advice you can give?

Flying freeholds in Ilfracombe are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ilfracombe you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ilfracombe 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.