I am under pressure from the seller of a property in Winscombe to sign contracts within four weeks. What can I do to expedite the conveyancing process?

In the event that you are under a tight deadline for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will benefit local connections and knowledge. It is even conceivable that they could have conducted previoushouses in the same street. Therefore consider using a Winscombe conveyancing lawyer. Second, check that the conveyancing firm is on the on the approved list for your mortgage company. It is believed that just under twenty per cent of Winscombe conveyancing deals are suspended or jeopardised after finding out that a purchaser’s lawyer was not on their mortgage lender’s member panel. This can often result in the legal transfer of property being held up by as much as 21 days. It is claimed that this issue affects approximately one hundred thousand home moves every year. Almost all Winscombe conveyancing practices can not represent certain mortgage companies so do check at the outset.

Can I be sure that the Winscombe conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Winscombe obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your conveyancing.

Last month we had a mortgage agreed in principle with Santander. Winscombe conveyancing practitioners are selected. How long does it take for Santander to send the offer to the property lawyer?

There is no definitive answer here. Have Santander done the survey? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer agreed on a house in Winscombe. My financial adviser suggested a conveyancer. I paid an upfront payment of £175. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

What does commercial conveyancing in Winscombe cover?

Commercial conveyancing in Winscombe incorporates a wide array of advice, provided by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

As co-executor for the will of my uncle I am disposing of a house in Cardiff but I am based in Winscombe. My conveyancer (based 300 kilometers from mehas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Winscombe who can attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Winscombe based

Expecting to exchange soon on a ground floor flat in Winscombe. Conveyancing lawyers assured me that they are sending me a report next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Winscombe should include some of the following:

Whether your lease provides for a reserve fund? Do you need to have carpet in the flat or are you allowed wood flooring? Advice as to the provision as set out in the lease to pay service charges - with regard to both the building, and the wider rights a leaseholder enjoys You must be informed what is to be regarded as a Nuisance in the lease You should receive a copy of the lease

I inherited a 1st floor flat in Winscombe, conveyancing was carried out in 2008. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Winscombe with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2094

With just 69 years unexpired the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.