How up to date is your database of Wells solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?

Wells conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.

I am buying a new build apartment in Wells. 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.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wells

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I am looking for a flat up to £245,000 and identified one close by in Wells I like with open areas and station in the vicinity, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Wells for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you need a mortgage the remaining unexpired lease term will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

I am looking for a conveyancing practitioner in Wells for my sale. Is it possible to review a firm’s complaints history with the legal regulator?

Anyone may find presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.

Why is it not possible to complete our conveyancing in Wells on Good Friday?

Because on completion the sale price needs to be transferred electronically between the banks of the purchaser and seller's property lawyer and currently this can only take place on a business day. So you can't complete on a weekend either.