The deeds to our house are lost. The lawyers who conducted the conveyancing in Wells 10 years ago no longer exist. What are my next steps?

Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

Is it possible to switch conveyancer as I need to select one who is on the TSB conveyancing panel. I hired a high street conveyancing solicitor in Wells five minutes from me but he is not accepted by TSB

We will our best to assist in finding you a conveyancing solicitor in Wells on the TSB panel. Please note that the law firms that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Wells. In making use of the find a conveyancing solicitor tool on this site, you can compare charges for conveyancing solicitors in Wells and throughout England and Wales.

We are 18 days into a freehold purchase having been referred to a firm by the local agent to handle our conveyancing in Wells. I am am extremely disappointed with the level of service. Can you help me find new lawyers?

A lawyer would need to be really bad to suggest diss instructing them. Has the mortgage been issued? If so you need to make them aware of the new contact details and have the loan are re-issued. Your solicitor ideally should be on the lenders panel to avoid supplemental expenses and frustration. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved conveyancer for your home move in Wells

I wish to let out my leasehold apartment in Wells. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?

A lease governs the relationship between the freeholder and you the leaseholder; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Wells do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.

I inherited a split level flat in Wells, conveyancing was carried out January 2003. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Wells with over 90 years remaining are worth £197,000. The ground rent is £55 yearly. The lease expires on 21st October 2081

You have 56 years left to run the likely cost is going to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

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

Why can't I complete our conveyancing in Wells on a bank holiday?

Because on completion the purchase price will pass between the banks of the purchaser and owner’s conveyancing practitioner and at present this can only happen on a business day. It is not possible to complete on a saturday or sunday either.