We were about to choose a conveyancing solicitor in Bridgwater endorsed on your site but have come across alternative fee calculations on the internet appear less pricey – how come?

You can find lots of solicitors advertising at first sight what seems to be extremely cheap conveyancing in Bridgwater. Our recommendation is to think twice as to how important this transaction is to you that you are willing to take 'cheap' risks in relation to the quality of the conveyancing. Many of them accentuate a low fee to entice you but bury additional fees in the small print..

Should my conveyancer be making enquiries about flooding as part of the conveyancing in Bridgwater.

The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Bridgwater. There are those who buy a property in Bridgwater, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the buyer or by their solicitors which will give them a better understanding of the risks in Bridgwater. The standard property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out if the premises has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a purchaser may bring a claim for damages resulting from an incorrect answer. A purchaser’s lawyers will also order an environmental report. This should indicate if there is a recorded flood risk. If so, additional investigations will need to be made.

I am purchasing my first flat in Bridgwater benefiting from help to buy. The sellers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about the extras as it would impact my loan with Bank of Scotland. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Due to the encouragement of my in-laws I had a survey completed on a property in Bridgwater in advance of appointing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend not grant a mortgage on such a property.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bridgwater. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bridgwater to see if the conveyancing costs will increase in light of this.

I wish to sublet my leasehold flat in Bridgwater. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in Bridgwater do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I bought a garden flat in Bridgwater, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Corresponding properties in Bridgwater with an extended lease are worth £202,000. The ground rent is £60 invoiced every year. The lease ceases on 21st October 2082

You have 57 years remaining on your lease the likely cost is going to range between £28,500 and £33,000 as well as professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.