I plan on acquiring a maisonette in Radstock. My Conveyancer is not on the mortgage company conveyancing list. Am I still permitted to use my Radstock conveyancing solicitor notwithstanding that they are excluded from the bank panel of approved conveyancing solicitors?

Various options include

• Proceed with your chosen Radstock solicitor but your bank will no doubt use a property lawyer on their approved panel. The net result is additional cost and likely interruption.
• Get a new solicitor to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
• Convince your solicitor to pull out all the stops to get listed on the bank’s conveyancing panel

Completed the sale of my flat in Radstock last November but my buyer keeps calling daily to moan that their solicitor needs to hear from mysolicitor. What are the post completion sale legalities following completion?

Following your sale your conveyancer is obliged to forward the transfer documentation and all additional paperwork to the purchaser's conveyancer. Where relevant, your lawyer should also evidence that the home loan has been paid off to the purchasers conveyancers. There is unlikely to be post completion steps peculiar conveyancing in Radstock.

Do I need to be concerned that third parties that I am dealing with are recommending a web based conveyancing firm as opposed to a local Radstock conveyancing company?

As is the case with many service providers, often input from connections can be extremely useful or valuable. But there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest lawyers to select. On occasion these conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to choose your own conveyancer. You need to be aware that the majority of banks have an approved list of conveyancers you must use for the lender aspect of your house move.

Last January I purchased a leasehold house in Radstock. Am I liable to pay service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Radstock Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

Is there a share of the freehold? The best form of lease structure is a share of the freehold. In this scenario the lessees enjoy being in charge if their destiny and although a managing agent is usually employed where it is larger than a house conversion, the managing agent acts for the leaseholders themselves. How much is the service charge and ground rent on the property?

When it comes to my conveyancing in Radstock should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Radstock conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.