My IFA has asked me for my Lynmouth law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to discover this. I have e-mailed my local Lynmouth branch but they have not responded to me.

You are best placed to get this information from your Lynmouth conveyancing practitioner . They retain a central record lender panel numbers.

I am about to put a bid on a leasehold apartment in Lynmouth. The selling agents say that it is usual for flats in Lynmouth to have less than 75 years unexpired on the lease. I am expecting a mortgage with Chelsea Building Society. Will the property be mortgageable given that the lease has 70 years left.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 24/7/2024 the requirements read as follows :

The formalities of my remortgage has taken place for my property in Lynmouth. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I am due to exchange contracts on my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being pedantic. The Lynmouth solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Aldermore have agreed my home loan in principle, my offer on a apartment in Lynmouth has been agreed to, what happens next?

The estate agent will want to be informed of your lawyer's details (make sure the conveyancing practitioners are on the bank’s approved list). Contact Aldermore or your financial adviser and complete any appropriate paperwork. Aldermore will instruct a valuer who will get in touch with the selling agent or seller to arrange a time for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Aldermore will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lynmouth.

Just had an offer accepted on a new build flat in Lynmouth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lynmouth

Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

My father has recommend that I appoint his lawyers for conveyancing in Lynmouth. Should I use them?

Much as we are happy to recommend a Lynmouth conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to seek recommendations from friends or family who have actually previously instructed the firm you're are thinking of instructing.