I am getting a offer of a home loan from Santander. I hope to retain the legal services of a Licensed Conveyancer in Weston super Mare. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

When does exchange of contracts occur in residential conveyancing in Weston super Mare and am I required to be at the solicitors branch?

If you are in close proximity to one of the conveyancing solicitors in Weston super Mare you are invited in to sign contracts. That being said, the lender approved solicitors we work with supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you electronically. The signing of the property agreement is not the critical part. Signing on the dotted line simply enables 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 Weston super Mare)to be in the office available at the end of the phone to exchange contracts.

five months have gone by since my purchase conveyancing in Weston super Mare completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

How does conveyancing in Weston super Mare differ for new build properties?

Most buyers of new build residence in Weston super Mare come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Weston super Mare tend to purchase 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 used to new build conveyancing in Weston super Mare or who has acted in the same development.

Are there common defects that you see in leases for Weston super Mare properties?

There is nothing unique about leasehold conveyancing in Weston super Mare. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Insurance obligations

You will have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Skipton Building Society, and Barclays Direct all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.

I inherited a 1st floor flat in Weston super Mare, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Weston super Mare with over 90 years remaining are worth £185,000. The ground rent is £65 yearly. The lease expires on 21st October 2085

With 61 years unexpired we estimate the premium for your lease extension to span between £19,000 and £22,000 as well as legals.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.