We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to use a specialised conveyancing solicitor in Ilminster?

Do check but the chances are that allocate you one of their panel conveyancers where you want the "fee-free" deal. Contact the mortgage company and explore if they allow 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 Ilminster.

The deeds to our property are lost. The solicitors who dealt with the conveyancing in Ilminster 4 years ago are no longer around. What do I do?

These day there are duplicates made of almost everything, and your conveyancer will be aware exactly where to find all the relevant documentation so you can purchase or sell your property without any difficulty. If copies can’t be found, your solicitor may be able to put in place insurance or indemnities protecting you against possible claims on your property.

I am buying a new build house in Ilminster with the aid of help to buy. The builders refused to move on the price so I negotiated £7000 of extras instead. The sale representative told me not inform my conveyancer about the extras as it may impact my mortgage with the bank. Do I keep my lawyer in the dark?.

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 own a leasehold house in Ilminster. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1995. The conveyancing practitioner in Ilminster who acted for me is not around. Any advice?

First make enquiries of HMLR to make sure that this person is in fact the new freeholder. You do not need to incur the fees of a Ilminster conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Ilminster Leasehold Conveyancing - A selection of Questions you should ask before Purchasing

Are any of leasehold owners in arrears of their service charge liability? Does the lease have more than 85 years unexpired? For most Ilminster leaseholds the cost for major works are not included within service charges, albeit that some managing agents in Ilminster require leasehold owners to contribute towards a reserve fund and this is used to offset against larger works.

Finally, a mortgage offer from a lender for the remortgage of my 3 bedroom maisonette is coming imminently. Are you able to suggest a cheap remortgage conveyancing lawyer in Ilminster ?

This site is not designed to help in pursuit of the cheapest conveyancing solicitors in Ilminster. Our intention is to offer value for money conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering low cost conveyancing in Ilminster.In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not receive the service required.