Do the conveyancing practitioners that are recommend carry out auction conveyancing in Bridgwater?

There are a few niche lawyers we can connect you with those conducting auction conveyancing. Bridgwater is one of hundreds of areas of where our lawyers cover.

It is is a decade since I purchased my house in Bridgwater. Conveyancing lawyers have just been retained on the sale but I can't find the title deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be retained by the lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Bridgwater relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is not insurmountable.

Should my solicitor be raising questions about flooding during the conveyancing in Bridgwater.

Flooding is a growing risk for solicitors specialising in conveyancing in Bridgwater. There are those who buy a property in Bridgwater, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a various searches that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Bridgwater. The standard information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to find out whether the property has historically flooded. If flooding has previously occurred which is not notified by the vendor, then a buyer could commence a legal claim for losses stemming from an misleading answer. The purchaser’s lawyers may also carry out an environmental report. This should indicate if there is any known flood risk. If so, further investigations will need to be initiated.

I own a semi-detached Edwardian house in Bridgwater. Conveyancing solicitor acted for me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bridgwater and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

Completion is due on the disposal of our £475,000 flat in Bridgwater on Monday in a week. The managing agents has quoted £336 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Bridgwater?

Bridgwater conveyancing on leasehold flats normally necessitates fees being invoiced by management companies :

Answering pre-exchange enquiries Where consent is required before sale in Bridgwater Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Bridgwater leasehold premises is £350. For Bridgwater conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I am the registered owner of a ground floor flat in Bridgwater, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable properties in Bridgwater with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2078

With just 53 years remaining on your lease we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.