Am I correct in assuming that the fact that my solicitor in Newton Abbot is not on my lender's conveyancing panel that there is a problem with the quality of his work?

That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Newton Abbot conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Completed the sale of my flat in Newton Abbot last May yet the purchaser is e-mailing daily to moan that his solicitor is waiting to hear from myconveyancer. What should my lawyer have done following completion?

Post completion of your sale your conveyancer should send the transfer deeds and all supplemental paperwork to the purchaser's solicitors. Where relevant, your lawyer must also evidence that the mortgage has been paid off to the purchasers conveyancers. There is unlikely to be post completion requirements specific conveyancing in Newton Abbot.

Just had an offer accepted on a new build apartment in Newton Abbot. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Newton Abbot

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

In relation to leasehold conveyancing in Newton Abbot what are the most frequent lease defects?

There is nothing unique about leasehold conveyancing in Newton Abbot. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

A provision to repair to or maintain elements of the building Clauses dealing with recovering service charges for expenditure on the building or common parts.

You will have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Leeds Building Society, and Platform Home Loans Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.

I invested in buying a 1 bedroom flat in Newton Abbot, conveyancing having been completed January 2005. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Newton Abbot with over 90 years remaining are worth £195,000. The ground rent is £45 yearly. The lease expires on 21st October 2089

With 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

I am looking for Newton Abbot competitive conveyancing fees. Can I be sure that all the Newton Abbot firms that are identified on your site are on the bank conveyancing panel?

The solicitor and licensed conveyancing practices listed on our site have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Newton Abbot conveyancing solicitor being on the mortgage company conveyancing panel is not accurate.