I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Bridgwater with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I'm buying a new build house in Bridgwater benefiting from help to buy. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it will affect my mortgage with HSBC Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey completed on a house in Bridgwater ahead of retaining lawyers. I have been told that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will not grant a mortgage on such a property.

It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can check via 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 Bridgwater. Conveyancing will be smoother if you use a solicitor in Bridgwater especially if they regularly deal with such properties in Bridgwater.

I am employed by a busy estate agency in Bridgwater where we have experienced a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have received contradictory information from local Bridgwater conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a 1 bedroom flat in Bridgwater, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Bridgwater with a long lease are worth £207,000. The ground rent is £60 per annum. The lease runs out on 21st October 2082

With only 57 years remaining on your lease the likely cost is going to be between £28,500 and £33,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

Are you able to set out the variety of conveyancing undertaken by Bridgwater conveyancing practices?

The majority of Bridgwater conveyancing organisations can offer a number of services to residential and agricultural land owners, vendors, investors, landlords and tenants such as:

Standard residential sale conveyancing in Bridgwater and across the country Residential purchase conveyancing in Bridgwater and throughout England and Wales All property dispute issues including rights of way and boundary disputes Transfers of Equity - varying the property into joint or sole names Assisted buying schemes - Help to Buy conveyancing Grant and Assignment of Leases