I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to use a local conveyancing solicitor in Somerset?

Do check but the chances are that appoint one of their panel conveyancers should you take up the "fee-free" deal. Contact the bank to explore if they make available a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Somerset.

Due to the input of my in-laws I had a survey completed on a house in Somerset in advance of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies may refuse to give a loan on such a home.

It depends who your proposed lender is. HSBC has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Somerset. Conveyancing may be slightly more expensive based on your lender's requirements.

Is it best to use a Somerset conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can execute the legal work but they are based over three hundred kilometers drive away.

The benefit of a local Somerset conveyancing firm is that you can pop in to execute paperwork, deliver your identification documents and pester them if necessary. Having local Somerset know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were impressed that must trump using an unfamiliar Somerset conveyancing lawyer just because they are round the corner.

Last August I purchased a leasehold property in Somerset. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I am the registered owner of a 1st floor flat in Somerset, conveyancing having been completed June 2010. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Somerset with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease comes to an end on 21st October 2078

You have 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.

Are there any distinct benefits to selecting a high street conveyancing practitioner in Somerset

Lots of house movers in Somerset opt for a nearby high street solicitor so that they can visit just in case they have questions, and to execute documents rather than run the risk of depending on the post.

One could suggest that there is a marginal benefit in opting for a lawyer local to a house you are planning to purchase, due to the familiarity of the area and possible local issues - however this is debatable. Most conveyancers conduct their communications through email and may be any place in the world.