Do I need to visit the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Montacute so that I can attend their offices if necessary.

Most approved lawyers for lenders conduct their work through Royal Mail, e-mail or over the phone. This enables them to conduct the conveyancing transaction regardless of where you live in England or Wales. However you can see if you have the option of visiting the offices of your conveyancing lawyer if just in case this is required.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who did the conveyancing in Montacute 4 years ago are no longer around. What are my options?

Assuming the title is registered the details of your ownership will be documented by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your property and get up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.

How does conveyancing in Montacute differ for newly converted properties?

Most buyers of new build residence in Montacute contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Montacute usually buy the site, 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 conveyancing solicitors 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 Montacute or who has acted in the same development.

What makes a Montacute lease unacceptable for security purposes?

Leasehold conveyancing in Montacute is not unique. All leases are individual and legal mistakes in the legal wording can result in certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, The Royal Bank of Scotland, and TSB all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.

I purchased a garden flat in Montacute, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Montacute with an extended lease are worth £186,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2078

You have 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.

My solicitor in Montacute has requested from me personal identification documents stating that this forms part of his obligations as a conveyancer on the bank Solicitor panel. Can this be correct?

Anti-terror and anti-money-laundering rules require Montacute conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Terms and Conditions that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements