I was informed today by my mortgage adviser that my Frome solicitor is not on the bank Solicitor panel. How can I check?

You need to call your Frome lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

How does conveyancing in Frome differ for newly converted properties?

Most buyers of new build or newly converted property in Frome come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Frome tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Frome or who has acted in the same development.

Taking into account that I am about to part with 450k on a terraced house in Frome I wish to have a conversation with the conveyancer about myhome move before giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer due to be carrying out your conveyancing in Frome.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Frome should be the figure that you are charged.

I am thinking of appointing a conveyancing lawyer in Frome for my house move. Is it possible to check a solicitor's complaints history with the legal regulator?

One may search for documented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after 1 January 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.

I am a negotiator for a reputable estate agent office in Frome where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Frome conveyancing firms. Could you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Frome - Examples of Questions you should consider Prior to Purchasing

Best to be warned whether window replacement or some other significant cost is anticipated to be shared amongst the tenants and may well materially impact the level of the maintenance costs or result in a one time invoice. In the main the outlay for major works tend not to be included within maintenance charges, although there some managing agents in Frome ask tenants to contribute towards a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance.