Unfortunately I am unable to travel far from Cheddar. Can you please explain the reason why all Cheddar conveyancers aren't included on all mortgage company panels?

As unjust as it may appear for lenders to restrict who can represent them, from the public’s or lawyer’s viewpoint, the other side of the coin is that lending institutions are increasingly anxious and regard it crucial to defend themselves from illegal activities. As a consequence of this concern lenders are limiting their conveyancing panel to a manageable size.

Last January we completed a house move in Cheddar. We have since encountered a number of issues with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in Cheddar?

It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Cheddar. Conveyancing searches and due diligence undertaken as part of the buying process are supposed to help avoid problems. As part of the process, the vendor fills in a document referred to as a Seller’s Property Information Form. If the information turns out to be misleading, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Cheddar.

When can the exchange of contracts happen for residential conveyancing in Cheddar and am I required to be at the solicitors office?

If you are local to one of the conveyancing solicitors in Cheddar you are invited in to sign documents. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and give as equally detailed and professional a job for you when dealing with you digitally. The executing of the property agreement is not the important part. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange when the time is right, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Cheddar)to be in the office at the appropriate time.

I have been on the look out for a leasehold apartment up to £245,000 and found one close by in Cheddar I like with amenity areas and station in the vicinity, the downside is that it only has 52 remaining years left on the lease. I can't really find anything else in Cheddar in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?

If you require a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

Expecting to sign contracts shortly on a leasehold property in Cheddar. Conveyancing solicitors assured me that they report fully next week. What should I be looking out for?

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

An explanation as to the provision as set out in the lease to pay service charges - in respect of the block, and the more general rights a tenant has Who has the liability to repair and maintain the block. It is important for you to know who is liable for the repair and maintenance of all parts of the block and estate You need to be told what constitutes a Nuisance in the lease How long the lease is. You should be advised as what happens when the lease ends, and informed of the importance of the 80 year mark

I bought a garden flat in Cheddar, conveyancing formalities finalised September 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Cheddar with an extended lease are worth £196,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2088

With just 64 years unexpired we estimate the price of your lease extension to be between £15,200 and £17,600 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.