We are about to exchange on the purchase of a house in Banwell but as a result of wreckage from some water damage at the property I have was able negotiate recompense from the seller in the sum of £2k taking the form of a adjustment in the price. This was going to be addressed as part of the conveyancing process but TSB will not permit this. Why were they approached?

The solicitor being on the TSB conveyancing panel is duty bound to advise TSB of any amendments to the sale price. If you were to refuse your conveyancer to report the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancing practitioner for your conveyancing in Banwell.

I am assisting my sister sell her house in Banwell. Does the conveyancing solicitor commission the energy performance certificate or it is for me to coordinate?

After the demise of Home Packs, energy performance certificates was kept a mandatory part of moving property. An energy assessment must be commissioned in advance of the property being marketed. It is not a task that lawyers ordinarily arrange. Where you are using a Banwell conveyancing practitioner they may be willing to arrange EPC’s given their relationships with long established local accredited person

When it comes to mortgage companies such as Nottingham, do Banwell solicitors incur a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

We are getting the release of further monies on our mortgage from Bank of Ireland as we want to carry out renovations to our home in Banwell. Are we obliged to appoint a bricks and mortar Banwell solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland don't usually require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.

How simple is it to switch solicitor as I need to instruct one who is on the Barnsley Building Society conveyancing list. I hired a family conveyancing solicitor in Banwell five minutes from me but he is not accepted by Barnsley Building Society

We will our best to assist in finding you a conveyancing solicitor in Banwell on the Barnsley Building Society panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Banwell. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Banwell.

As co-executor for the estate of my father I am selling a house in Monmouth but I am based in Banwell. My solicitor (based 200 kilometers awayneeds me to sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Banwell who can witness this legal document for me?

Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Banwell based

I’m about to sell my garden flat in Banwell. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly maintenance charge invoice – Do I pay up?

The sensible thing to do is pay the service charge as usual as all rents and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I am the registered owner of a basement flat in Banwell, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Banwell with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease terminates on 21st October 2086

With only 61 years unexpired we estimate the premium for your lease extension to range between £19,000 and £22,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.