It has come to my attention via my mortgage adviser that my Lyme Regis solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain that this is indeed the case?

The best course of action for you to take is to call your Lyme Regis lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

What will a local search inform me concerning the property we're buying in Lyme Regis?

Lyme Regis conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search is essential in every Lyme Regis conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I am purchasing my first flat in Lyme Regis with a loan from Barclays Direct. The builders refused to move on the amount so I negotiated 6k of additionals instead. The estate agent told me not reveal to my conveyancer about the extras as it could impact my loan with the bank. Should I keep quiet?.

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.

How can the Landlord & Tenant Act 1954 impact my business property in Lyme Regis and how can you help?

The particular law that you refer to provides security of tenure to commercial leaseholders, granting the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Lyme Regis is one of our many locations in which our lawyers have offices

I've found a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Lyme Regis. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

The majority of houses in Lyme Regis are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Lyme Regis in which case you should be shopping around for a Lyme Regis conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as requiring the freeholder’spermission to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should appraise you on the various issues.

I inherited a garden flat in Lyme Regis, conveyancing was carried out 3 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? Similar flats in Lyme Regis with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease runs out on 21st October 2101

You have 76 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.