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

In theory, you could use a solicitor that is not on the conveyancing panel, but 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 previously appointed conveyancers based in Dartmouth on the solicitor panel. They are now charging me a supplemental amount for dealing with the mortgage. Is this a supplemental conveyancing fee set by ?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your can levy a fee for this. This fee is not set by but by your Dartmouth . Plenty of firms on the panel will quote an ‘acting for lender’ fee but plenty of firms include it on their overall fee.

Completion of my purchase has taken place for my property in Dartmouth. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I have instructed a Dartmouth having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dartmouth postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Dartmouth.

I am buying a new build apartment in Dartmouth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dartmouth

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unsold 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? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Dartmouth I like with open areas and transport links in the vicinity, however it only has 61 years unexpired on the lease. There is not much else in Dartmouth in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a mortgage that many years will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.

I am the registered owner of a ground floor flat in Dartmouth, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Dartmouth with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease expires on 21st October 50

You have 50 years remaining on your lease we estimate the price of your lease extension to span between £36,100 and £41,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.