My bid for a property was accepted at auction in Wedmore. Conveyancing is needed. What happens now?

Now that you have for all intents and purposes signed on the dotted line you will need to appoint a conveyancing practitioner quickly as you are facing a tight deadline in which to complete the purchase. All auction property will have a bespoke legal pack. This will include most,if not all of the documents that your solicitor requires. In the case of leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to the conveyancer instructed by you ASAP. You also need to ensure that you have funds in place to complete on the on the contractual date .

My wife and I buying a 4 bedroom semi-detached house in Wedmore. We would like to convert the garage to a playroom at the property.Will legal due diligence on the property include investigations to ascertain if these alterations are allowed?

Your conveyancer should review the deeds as conveyancing in Wedmore can sometimes identify restrictions in the title documents which prohibit categories of changes or require the consent of another owner. Certain additions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

Please help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Wedmore?

The appropriate level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

A friend suggested that if I am purchasing in Wedmore I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is usually included in the estimate for your Wedmore conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Wedmore around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Wedmore.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Wedmore is where the house is located. Is there any guidance you can impart?

Flying freeholds in Wedmore are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wedmore you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wedmore may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

All being well we will complete the sale of our £275,000 apartment in Wedmore next week. The landlords agents has quoted £336 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Wedmore?

For the majority of leasehold sales in Wedmore conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-contract questions Where consent is required before sale in Wedmore Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Wedmore leasehold premises is £350. For Wedmore conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

I purchased a leasehold flat in Wedmore, conveyancing having been completed 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wedmore with a long lease are worth £191,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2079

You have 53 years left to run we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

At what stage do I incur the Stamp Duty Land Tax due for my house transaction in Wedmore?

The property lawyer will complete a stamp duty return on your behalf during your Wedmore conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the STL Return Form to the Inland Revenue and - as long as they have the money - settle any Stamp Duty payable for you.