My aunt passed away 10 months ago and as sole heir and executor I was left the house in Bridgwater. The house had a relatively small loan remaining of approximately £4500. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this allowed?

Where you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.

My wife and I are purchasing a apartment in Bridgwater. It might be a silly question but how we can trust a lawyer? At some point we will need to send money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Bridgwater?

There are many recorded licenced Conveyancers in Bridgwater and Solicitor firms in Bridgwater to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

Have just purchased a probate house at auction in Bridgwater. Conveyancing is necessary. What are my next steps?

Given that you are now legally committed yourself to purchase you should appoint a conveyancing solicitor quickly as you now have a tight a drop dead date to complete the property. An auction property will ordinarily have a corresponding auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.

I purchased a semi-detached Victorian property in Bridgwater. Conveyancing practitioner represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Nottingham Building Society to clarify?

You should 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 areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing solicitor who completed the work.

About to purchase a new build apartment in Bridgwater. 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 conveyancing.

Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bridgwater

Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. 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.

Having had my offer accepted I require leasehold conveyancing in Bridgwater. Before I get started I would like to find out the remaining lease term.

If the lease is registered - and almost all are in Bridgwater - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I bought a 1st floor flat in Bridgwater, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Bridgwater with an extended lease are worth £260,000. The ground rent is £45 yearly. The lease terminates on 21st October 2099

With just 74 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.