We are planning to acquire a flat and need a conveyancing solicitor in Winscombe who is on the UBS approved panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Winscombe.

Just had an offer accepted on a new build flat in Winscombe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Winscombe

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan.

Is it possible to transfer to a new conveyancer as I have to retain a firm on the Barnsley Building Society conveyancing list. I hired a local conveyancing solicitor in Winscombe five minutes from me but she is not accepted by Barnsley Building Society

It would be our pleasure to help you find a conveyancing solicitor in Winscombe on the Barnsley Building Society panel. Please note that the solicitors that we work with do not pay us fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Winscombe. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Winscombe.

Can you provide any top tips for leasehold conveyancing in Winscombe with the intention of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Winscombe can be avoided if you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ lawyers.
If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Winscombe leases often stipulate that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such alterations. If you fail to have the paperwork to hand you should not contact the landlord without checking with your conveyancer in advance. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share document. Arranging a replacement share certificate can be a time consuming formality and slows down many a Winscombe conveyancing deal. Where a new share is necessary, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is less than 80 years. It is therefore important at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. Some Winscombe leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.

I invested in buying a ground floor flat in Winscombe, conveyancing was carried out March 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Winscombe with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2086

With just 62 years left to run the likely cost is going to span between £17,100 and £19,800 as well as legals.

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 comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.

My husband and I intend to acquire our 1st home in Winscombe. Conveyancing solicitor has been appointed. The broker suggested that a survey is not necessary as the property was only constructed 22 years ago.

You would be well advised to take a Home Buyer's Report. As the residence was constructed over a decade ago the property will not benefit from a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. The report should highlight any apparent problems and suggest additional investigation if appropriate. If there are any signs of material issues get a full structural survey.