Our family lawyer has given a fee calculation of £1150 for no sale no fee conveyancing in Wells. I am looking to sell a purpose built property for £125,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Wells?

The costs illustration is fractionally on the steep side. If you shop around you may be able to get the conveyancing a bit cheaper by say £125. That being said, you couldlive to rue opting for an an unknown lawyer. Don't forget to ensure the solicitor can act for your mortgage company. Do utilise our search tool to locate a Wells conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Wells.

I used Stirling Law several years ago for my conveyancing in Wells. Now, I need the documents however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wells of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am 14 days into a freehold purchase having been directed to a firm by the estate agent to perform conveyancing in Wells. I am not happy. Could you help me find new solicitors?

They would need to be really bad to suggest changing them. Has the loan offer been sent? If so you must advise them of the new contact details and have the offer are issued to the new lawyers. Your conveyancer needs to be on the mortgage company approved list to avoid supplemental expenses and frustration. So that should be your first question of the new conveyancers. The search tool will help you find a lender approved solicitor for your home move in Wells

I've recently bought a leasehold flat in Wells. Am I liable to pay 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).

Leasehold Conveyancing in Wells - Sample of Questions you should ask before buying

If a Wells lease has fewer than 80 years it will impact the salability of the flat. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you will be be obliged to have owned the premises for two years before you are eligible to carry out a lease extension. How much is the ground rent and service charge? What prohibitions exist in the Wells Lease?

We have appointed a Wells conveyancing solicitor for our house purchase (first time buyers) and have noticed in the Ts and Cs that they are not overseen by the Financial Conduct Authority. Am I right to be concerned or is that standard with lawyer?

We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who set specific laws regulating monies sitting by them.