AssumingI were to buy a freehold housein Wincanton mortgage fee and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Wincanton?

Any savings you would make will be isolated to the costs for searches. Your conveyancing practitioner is required to do the vast majority of work - money laundering, correspond with the sellers lawyer, SDLT submission, register the title etc. You might save a bit for them not needing to register a charge however it will not be meaningful.

Just had an offer accepted on a new build apartment in Wincanton. Conveyancing is necessary evil 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 legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Wincanton

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? 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. Forfeiture - bankruptcy or liquidation must not apply under this provision.

I am looking for a ground for flat up to £245,000 and found one round the corner in Wincanton I like with amenity areas and transport links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Wincanton for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

I need to find a conveyancing solicitor for sale conveyancing in Wincanton. I have stumble upon a site which looks to be the ideal offering If it is possible to get all the legals done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Our solicitor in Wincanton has discovered a a problem with the lease for the apartment we are buying in Wincanton. The other side have offered title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.