I am thinking of refinancing my apartment in Lynmouth, does my lawyer have to be on the HSBC Solicitor panel?

In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I am helping my niece sell her flat in Lynmouth. Will the solicitor arrange an EPC or should I organise this?

After the abolition of Home Packs, energy performance certificates became a mandatory element of moving property. An energy performance certificate must be to hand prior to the property being placed on the market. This is not something that law firms ordinarily arrange. If you are using a Lynmouth conveyancing practitioner they may be able to arrange energy assessments due to their contacts with long established local providers

The mortgage over my property is with Principality for my property in Lynmouth. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?

You must advise Principality in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.

After months of negotiation I have agreed a price on an apartment in Lynmouth. My mortgage broker suggested a solicitor. I paid an advanced payment of £150. Soon after, the property lawyer contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am looking to sell my house. My former conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Lynmouth if that makes a difference.

Please use our search tool to help you choose a solicitor for your conveyancing in Lynmouth. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

As co-executor for the will of my father I am disposing of a house in Monmouth but live in Lynmouth. My conveyancer (based 250 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Lynmouth to witness this legal document for me?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Lynmouth based

As a tenant I am liable for a service charge for my flat in Lynmouth. As a result of personal circumstances I fell behind with payments. The managing agents agreed a payment schedule but there remains three thousand pounds due to be paid.

I now wish to sell and I am worried this can jeopardize the sale if I have to settle the amount due in advance. I'd like to sell up and subsequently repay the debt from the proceeds - is this viable?

Do clarify with the property lawyer conducting your Lynmouth conveyancing but one option might be to agree for the debt to be passed to the purchasers. The contractual price payable would be adjusted to reflect the amount of debt they take on. They would then discharge the arrears post completion of the purchase.