Do the conveyancing lawyers identified via your search tool carry out attended exchange conveyancing in Lynmouth?

We do have a number of conveyancing experts carrying out 24hr exchanges. You should call us to get a conveyancing quote and details as to dates.

I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being a right pain. The Lynmouth solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

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

Planning on purchasing a house in Lynmouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lynmouth conveyancing practitioner is on the Principality conveyancing panel.

Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lynmouth solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lynmouth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

three months have gone by since my purchase conveyancing in Lynmouth completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am hoping to sign contracts shortly on a leasehold property in Lynmouth. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Lynmouth should include some of the following:

What you can do if a neighbour breaches a clause of their lease? Ground rent - what is due and when you need to pay, and also know whether this will change in the future Does the lease prohibit wood flooring? It needs to be made clear to you if the lease allows you to change or improve anything in the property- you should be made aware as to whether it relates to all alterations or just structural alteration, and whether permission is mandated necessary You should be told what is to be regarded as a Nuisance as far as the lease is concerned

Lynmouth Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

For most Lynmouth leaseholds the outlay for major works tend not to be built into the maintenance charges, although a few managing agents in Lynmouth require tenants to contribute towards a reserve fund and this is used to offset against major works. Who manages the block?

Do I cancel the direct debit for my mortgage with Bank of Ireland once a completion date for my sale in Lynmouth has been set?

You are best advised to continue meeting any mortgage sums to Bank of Ireland until the mortgage is repaid on completion as part of your Lynmouth conveyancing.