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Tavistock Conveyancing Statistics*

  • 1 Percentage of leasehold conveyancing cases in Tavistock with service charge retention of 1%
  • 2 Average Stamp Duty Payable for this year to date was £5,968
  • 3 Average time from start to moving day was 90 days for conveyancing in Tavistock
  • 4 Percentage of leasehold conveyancing purchases in Tavistock is 14% where there is a share in the management company or freehold company
  • 5 199 is the median number of years remaining on leases in Tavistock

Examples of recent conveyancing in Tavistock since December 2023*

Recently asked questions about conveyancing in Tavistock

I am in the process of selling my apartment in Tavistock and the EA has just e-mailed to say that the purchasers are changing their law firm. The reason given is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to select for their conveyancing in Tavistock ?

Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lenders point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.

The owners have rather brash vendors who has recommended a exclusivity agreement with a down payment of 5k. Are such agreements sensible?

Exclusivity agreements are agreements binding a property seller and prospective buyer granting the buyer a ‘clear field’ to purchase the property for a limited period of time. For all intents and purposes, an exclusivity agreement is a contract specifying that you will have a contract at a later date which is the main conveyancing contract. It tends to be utilised for buyer protection though in many situations, the vendor may stand to benefit from such agreements as well. There are many pros and cons to having them but you should to check with your solicitor but note that it may end up incurring extra in conveyancing fees. In light of these reasons these agreements are avoided when it comes to conveyancing in Tavistock.

A friend informed me that in buying a property in Tavistock there may be various restrictions affecting the ability to carry out external changes to a property. Is this right?

There are a number of properties in Tavistock which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Tavistock should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am being advised by my lawyer that breach of easement insurance is needed on my purchase. What is the level of cover for Tavistock conveyancing?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.

I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Coventry BS are being problematic. The Tavistock solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution 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 have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in Tavistock I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Tavistock suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Can you provide any advice for leasehold conveyancing in Tavistock from the perspective of expediting the sale process?

  • A significant proportion of the delay in leasehold conveyancing in Tavistock can be avoided where you instruct lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the purchasers’ representatives.
  • If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Tavistock state that internal structural changes or laying down wooden flooring necessitate a licence from the Landlord approving such works. Where you fail to have the consents in place you should not contact the landlord without checking with your conveyancer in advance. The majority of landlords or Management Companies in Tavistock charge for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Tavistock. Some Tavistock leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers.

I bought a 1st floor flat in Tavistock, conveyancing having been completed July 1997. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Tavistock with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2095

With only 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.

A conveyancing firm acted on my conveyancing in Tavistock seven years past and was holding my deeds but has now closed – What can I do to retreive them?

Deeds, as such, are no longer appropriate for the majority of homes in Tavistock are registered digitally at Land Registry. Where you need to show ownership or are disposing of or refinancing your lawyer can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.

Last updated

Residential Licensed Conveyancers in Tavistock regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Tavistock but also conveyancing across England and Wales.
  • H & C Law & Property Group, 4 Fore Street, PL18 9BN

Residential conveyancing in Tavistock ordinarily involves the following:

  • Taking instructions from the appropriate parties
  • Investigating the title unregistered or registered
  • Undertaking Tavistock conveyancing searches with respect to the property
  • Reviewing draft contract pack and other documentation supplied by the vendor’s property lawyer
  • Submitting enquiries with the owner’s property lawyer
  • Agreeing the wording of the purchase agreement
  • Analysing replies given by the owner to pre-exchange enquiries
  • Negotiating the Transfer Deed for completion
  • Guiding the purchasing in respect of the loan offer: (if relevant)
  • Preparing and sending the buyer a report on title (that is; a breakdown of all findings on the property)
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Completing and submitting to HMRC the appropriate SDLT forms and payment
  • Dealing with the registration formalities for the transfer of ownership and the home loan (where appropriate) at the HM Land Registry.

Transfer of Equity conveyancing in Tavistock is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process:

  • Taking instructions from the appropriate parties
  • Collating the documents evidencing the title to the property
  • Following instructions from the mortgage company (where relevant)
  • Agreeing the terms of the transaction
  • Drawing up Transfer or approving the Transfer deed
  • Agreeing amendments to the draft Transfer
  • Corresponding with parties concerning the Transfer
  • Agreeing and preparing for completion
  • Receiving and transferring monies to the appropriate parties
  • Completing and submitting to HMRC the appropriate Land Tax forms and payment
  • Registering the transfer of ownership and the mortgage (where appropriate) at the HM Land Registry.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.