Having been referred to your site we were going to use a conveyancing solicitor in Taunton endorsed by you but have come across some other costs illustrations via the web look cheaper – why is this?

You can find numerous firms advertising alleged cut-price conveyancing, but extracosts result in the final invoice mounting up beyond all recognition. According to the Legal Ombudsman charges outlined in terms of engagement should be equitable invoiced The law firms that we list for conveyancing in Taunton specify all charges for the property you plan tobuy.

I just bought a house at auction in Taunton. Conveyancing is required. What are my next steps?

Having exchanged you must instruct a conveyancing practitioner as a matter of urgency as you are facing a tight a drop dead date to complete the conveyancing. All auction property will have a bespoke auction pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You need to give this to the conveyancer instructed by you as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.

I am aiming to move house in June. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Taunton. Conveyancing firm was chosen prior to coming across this website.

On the day of completion you can collect the house keys from your estate agent however this should only happen once the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. After that you should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Taunton or a firm that specialises in conveyancing in Taunton.

I recently had an offer accepted on an apartment in Taunton. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £225. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Taunton differ for new build properties?

Most buyers of new build residence in Taunton approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Taunton tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Taunton or who has acted in the same development.

I decided to have a survey carried out on a property in Taunton before appointing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor has said that some banks will refuse to grant a mortgage on this type of house.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Taunton. Conveyancing may be slightly more expensive based on your lender's requirements.

Looking forward to complete next month on a studio apartment in Taunton. Conveyancing solicitors inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?

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

Where does the liability rest for repairing the window frames What options are open to you if a neighbour is in violation of a provision in their lease? Repair and maintenance of the flat if lease has a provision for a sinking account for major works?

I invested in buying a 1 bedroom flat in Taunton, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Taunton with over 90 years remaining are worth £179,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2081

With just 57 years left to run we estimate the premium for your lease extension to be between £26,600 and £30,800 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information 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. Please do not move forward based on this information before seeking the advice of a professional.