IfI were to purchase a freehold homein Shepton Mallet mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Shepton Mallet?

The only reduction in fees you would make on is the Shepton Mallet conveyancing searches. Your solicitor is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancer, stamp duty submission, register the title etc. A slight saving might be made by not needing to register a mortgage but it won't be significant.

Should my solicitor be asking questions concerning flooding during the conveyancing in Shepton Mallet.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Shepton Mallet. Plenty of people will purchase a house in Shepton Mallet, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Shepton Mallet. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover if the premises has ever been flooded. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could commence a compensation claim stemming from an incorrect response. The buyer’s lawyers will also commission an enviro search. This will disclose if there is any known flood risk. If so, further investigations should be carried out.

Over the last few months I have been searching for a ground for flat up to £195,000 and found one close by in Shepton Mallet I like with open areas and transport links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Shepton Mallet in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

We're novice buyers - had an offer accepted, yet the agent told us that the owners will only proceed if we use the agent's recommended solicitors as they need an ‘expedited deal’. Our preferred option is to instruct a family solicitor used to conveyancing in Shepton Mallet

We suspect that the seller is unaware of this ultimatum. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Contact the sellers directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to appoint your preferred Shepton Mallet conveyancing lawyers - as opposed tothe ones that will earn the estate agent a kickback or hit his conveyancing figures demanded by corporate headquarters.

I would like to rent out my leasehold flat in Shepton Mallet. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Some leases for properties in Shepton Mallet do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I acquired a 1 bedroom flat in Shepton Mallet, conveyancing formalities finalised 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Shepton Mallet with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ceases on 21st October 2090

With only 65 years unexpired we estimate the premium for your lease extension to span between £13,300 and £15,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.