I used Stirling Law several years past for my conveyancing in Bruton. Now, I need the documents however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bruton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build flat in Bruton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bruton

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I have been on the look out for a flat up to £235,500 and found one round the corner in Bruton I like with a park and station in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Bruton in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage that many years will likely be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

What makes your site different to alternative online quote calculators when it comes to conveyancing in Bruton?

At this site secure a conveyancing quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Bruton. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the highest per referral, as opposed to the best value conveyancing in Bruton

I am employed by a long established estate agent office in Bruton where we have experienced a few leasehold sales put at risk due to short leases. I have received conflicting advice from local Bruton conveyancing firms. Can you confirm whether the seller of a flat can start the lease extension formalities for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a basement flat in Bruton, conveyancing was carried out January 2006. Can you work out an approximate cost of a lease extension? Corresponding flats in Bruton with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2085

With just 60 years unexpired the likely cost is going to span between £20,000 and £23,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.