Do all mortgage companies provide you with an approved list of Somerset conveyancing solicitors? How do you know who is on the Coventry BS conveyancing panel?

Somerset conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.

My wife and I are downsizing from our home in Somerset and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers are using a national conveyancing firm rather than a conveyancing solicitor in Somerset. Having lived in Somerset for three years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

I am looking for a ground for flat up to £195,000 and found one close by in Somerset I like with open areas and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Somerset in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a home loan the shortness of the lease may be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.

We're novice buyers - had an offer accepted, but the agent advised that the seller will only go ahead if we appoint the agent's recommended solicitors as they need an ‘expedited deal’. We would rather use a family conveyancer used to conveyancing in Somerset

We suspect that the owner is unaware of this demand. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is is going to put the whole deal at risk. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Somerset conveyancing solicitors - not the ones that will provide their negotiator at the agency a kickback or hit his conveyancing figures set by head office.

I am looking at a couple of maisonettes in Somerset both have approximately fifty years left on the leases. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Somerset. The lease is a right to use the property for a prescribed time frame. As a lease shortens the value of the lease decreases and results in it becoming more costly to extend the lease. For this reason it is generally wise to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease because mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this field.

Leasehold Conveyancing in Somerset - Examples of Questions you should consider before buying

The answer will be important as a) areas could result in problems in the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the leasehold owners have an issue with the managing agents you will want to know about it Who manages the building? Plenty Somerset leasehold properties will be liable to pay a service charge for maintenance of the building set by the landlord. Where you acquire the flat you will have to meet this liability, normally periodically during the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay yearly, normally this is not a exorbitant sum, say around £50-£100 but you need to check as on occasion it can be surprisingly expensive.