We opted for a high street lawyer for our conveyancing in Lyme Regis yesterday. Going through the Ts and Cs I seeI am on the hook for fees even if the sale aborts. Would I be best advised to appoint a web based solicitor practice offering no-sale-no-fee conveyancing in Lyme Regis?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to offset those cases that abort. You should be mindful that these offerings rarely cover disbursements e.g. Lyme Regis conveyancing search fees.

I had intended to instruct a conveyancing solicitor in Lyme Regis for our house move. Our broker has since notified us that our mortgage company Alliance & Leicester won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had an appetite for risk which was higher than today. Almost all Lyme Regis conveyancing firms would have been on most mortgage company panels. The FSA in 2010 conducted a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms relating to their operations and their employees as well as set certain criteria such a completing on a minimum volume of conveyancing. Many Lyme Regis conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Lyme Regis is amongst the thousands of areas where the lawyers showing on our search results are are approved Alliance & Leicester .

I'm buying my first flat in Lyme Regis with the aid of help to buy. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about this deal as it will adversely affect my loan with the bank. Is this normal?.

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

In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Lyme Regis and how can you help?

The 1954 Act gives protection to business tenants, granting the right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Lyme Regis is one of the many locations in which our lawyers are based

I am on look out for some leasehold conveyancing in Lyme Regis. Before diving in I require certainty as to the remaining lease term.

Assuming the lease is registered - and most are in Lyme Regis - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I acquired a leasehold flat in Lyme Regis, conveyancing formalities finalised October 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Lyme Regis with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease runs out on 21st October 2103

With 80 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.