I am considering applying for a Clydesdale mortgage for purchase of a new build (under development) in Paignton with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?

In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale 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 transaction.

We are aiming to move house in January. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Paignton. Conveyancing lawyer was organised prior to coming across your page.

On the afternoon of completion you will need to pick up the keys from the estate agent however this can only happen after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You will need to tell the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Paignton or a lawyer that specialises in conveyancing in Paignton.

I have been advised by my lawyer that breach of easement insurance is necessary on my purchase. What is the level of cover for Paignton conveyancing?

The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Paignton solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry 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.

I am looking for a ground for flat up to £245,000 and found one near me in Paignton I like with open areas and station nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Paignton for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

I am using a search engine for the term conveyancing in Paignton it shows results of many property lawyerslocally. How do I determine which is the right conveyancing solicitor for the sale of my house?

The best method of seeking a suitable conveyancer is via personal testimonial, so enquire of colleagues and those you trust who have acquired a property in Paignton or a local estate agent or mortgage broker. Fees for conveyancing in Paignton differ, so it's sensible to request a minimum of three quotes from different companies. Make sure that you clarify that the fees are fixed.

Are you able to set out the extent of conveyancing provided by Paignton conveyancing organisations?

On the whole Paignton conveyancing companies can conduct a wide sphere of legal advice to residential and rural land owners, sellers, first time buyers, freeholders and tenants and you can expect them to offer expert advice on some of the following services:

Standard residential sale conveyancing in Paignton and across the country Private residential purchase conveyancing in Paignton and also around the country Property division, resulting from divorce or breakdown of a relationship Severance of joint tenancies Drafting bespoke leases for individuals needs Paignton conveyancing for Employee Relocation conveyancing schemes in and outside of Paignton