I opted for a local solicitor for my conveyancing in Somerset last week. Reviewing the Terms and Conditions I noteI am on the hook for fees even if the dealdoes not go ahead. Should I go with them or use an internet conveyancing brokerage offering no completion no cost conveyancing in Somerset?

It is usually ‘give and take’ in that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to cover those conveyances that do not go ahead. Dont forget that such schemes rarely protect you from outlay such as Somerset conveyancing search fees.

Can the conveyancing practitioners that you recommend conduct right to buy conveyancing in Somerset?

We have identified a variety of conveyancing solicitors who can handle right to buy transactions Do e-mail us to secure a conveyancing quote.

About to purchase a new build flat in Somerset. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Somerset

There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I decided to have a survey completed on a property in Somerset ahead of retaining lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks will not issue a mortgage on such a house.

It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Somerset. Conveyancing will be smoother if you use a solicitor in Somerset especially if they are familiar with such properties in Somerset.

I am looking at a two maisonettes in Somerset which have approximately forty five years remaining on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Somerset is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most purchasers and mortgage companies, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Somerset conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Somerset Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying

The answer will be important as a) areas could cause problems for the building as the communal areas may start to deteriorate if services remain unpaid b) if the tenants have a dispute with the managing agents you will want to have full disclosure Are any of leasehold owners in dispute over their service charge payments? Who are the managing agents?