We were about to instruct a conveyancing solicitor in Wells listed using your comparison tool but stumbled across alternative costs illustrations via the web look cheaper – how come?

There are many firms of websites advertising so-called £99 conveyancing, yet more often than not supplementalfees end up with the completion bill totally different to the one you expected. According to the Legal Ombudsman costs outlined in terms and conditions should be equitable invoiced The law firms that we put forward for conveyancing in Wells specify all charges for the property you plan tobuy.

Our god-son is purchasing a house that has just been built in Wells with a home loan from Principality. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

I moved into my apartment on 16 May and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Wells expressed confidence that it would be dealt with inside ten days. Are transfers in Wells uniquely lengthy to register?

There is nothing unique about conveyancing in Wells registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry need to notify any interested parties. As of today roughly three quarters of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration is effected once the buyer is living at the premises so 'speed' is not always primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I am in need of some leasehold conveyancing in Wells. Before I get started I would like to find out the number of years remaining on the lease.

If the lease is registered - and most are in Wells - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a leasehold flat in Wells, conveyancing was carried out in 1997. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Wells with over 90 years remaining are worth £186,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2076

You have 52 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.

I need to review estimates for conveyancing in Wells from three property lawyer and decide on one. Am I right to tell them to sit tight until I I have an offer accepted on a house.

You should wait to get your lawyer to start work and apply for searches once the offer has been accepted on the property particularly as Wells conveyancing searches are costly.