I am acquiring a property mortgage free in Ottery St Mary. I have resided for the previous Seventeen years in Ottery St Mary. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

Provided that you do not need a mortgage, then almost all of the Ottery St Mary conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but he is duty bound to do this. Do bear in mind; if you are going to dispose of the house in the future, it could be of importance to your future purchaser what the searches determine. On occasion premises with apparent issues can still show up unpredicted search results. A competent conveyancing solicitor in Ottery St Mary should be able to give you some constructive guidance concerning this.

The Ottery St Mary conveyancing solicitors that I recently instructed on my house acquisition in Ottery St Mary have without warning shut down. They were on acting for me because I had to have a solicitor on the UBS conveyancing panel and my family Ottery St Mary lawyer was not. I paid them £170 on account. What are my options?

If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

What is the difference between a licensed conveyancer and conveyancing solicitor in Ottery St Mary

There are many registered licenced Conveyancers in Ottery St Mary and Solicitor firms in Ottery St Mary offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

I have decided to exercise my right to buy my property in Ottery St Mary off the council. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

After much negotiation I have agreed a price on a house in Ottery St Mary. My financial adviser suggested a solicitor. I paid an upfront payment of £225. A couple of days later, the lawyer contacted me sheepishly admitting 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.

Will commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Ottery St Mary?

Many commercial conveyancing solicitors in Ottery St Mary will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Ottery St Mary. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ottery St Mary.

For each commercial conveyancing transaction in Ottery St Mary it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Ottery St Mary commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Ottery St Mary.

I am tempted by the attractive purchase price for a two maisonettes in Ottery St Mary both have approximately fifty years unexpired on the leases. Will this present a problem?

A lease is a right to use the property for a period of time. As a lease gets shorter the marketability of the lease deteriorates and results in it becoming more costly to acquire a lease extension. For this reason it is often a good idea to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you seek professional help from a solicitor and surveyor with experience in this arena.

Leasehold Conveyancing in Ottery St Mary - Sample of Queries before buying

The answer will be helpful as a) areas can cause problems for the building as the communal areas may start to deteriorate where services remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have full disclosure Who manages the block?