I have recentlybecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Wedmore for a purchase of a leasehold apartment 10 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wedmore conveyancing specialists.

How does conveyancing in Wedmore differ for new build properties?

Most buyers of new build premises in Wedmore contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Wedmore typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wedmore or who has acted in the same development.

I opted to have a survey done on a property in Wedmore before instructing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders may not give a loan on a flying freehold house.

It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wedmore. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wedmore to see if the conveyancing will be more expensive.

In what way does the Landlord & Tenant Act 1954 impact my business property in Wedmore and how can you help?

The 1954 Act gives a safeguard to business tenants, giving them the dueness to make a request to court for a new lease and continue in occupation at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Wedmore is one of our numerous locations in which the firms we work with have offices

My husband and I may need to let out our Wedmore 1st floor flat temporarily due to taking a sabbatical. We used a Wedmore conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease dictates the relationship between the landlord and you the leaseholder; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Wedmore do not contain subletting altogether – such a provision would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.

I purchased a 2 bed flat in Wedmore, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Comparable flats in Wedmore with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2079

With just 54 years remaining on your lease the likely cost is going to range between £32,300 and £37,400 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.