At long last a loan offer from HSBC for the remortgage of my 3 bedroom flat is due any day now. Could you put forward a cheap conveyancing practitioner in Wiveliscombe?

You have arrived at the wrong site to search for a cheap conveyancing in Wiveliscombe. We can offer you excellent value conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers offering the bait of ninety nine pound conveyancing in Wiveliscombe. Optimistically, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up with a hefty uplift in extras and still not receive the service required.

My partner and I have lately bought a property in Wiveliscombe. We have noticed several problems with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Wiveliscombe?

The query is not clear as what problems have arisen and if they are relate to conveyancing in Wiveliscombe. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the legal transfer of property, a property owner answers a questionnaire referred to as a SPIF. answers turns out to be inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Wiveliscombe.

I own a semi-detached Victorian property in Wiveliscombe. Conveyancing practitioner represented me and . I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wiveliscombe and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who conducted the purchase.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Wiveliscombe is where the house is located. Can you offer any assistance?

Flying freeholds in Wiveliscombe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wiveliscombe you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wiveliscombe may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My wife and I purchased a leasehold flat in Wiveliscombe. Conveyancing and mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Wiveliscombe who previously acted has long since retired. Any advice?

First make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Wiveliscombe conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I acquired a 1st floor flat in Wiveliscombe, conveyancing was carried out in 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Wiveliscombe with over 90 years remaining are worth £165,000. The ground rent is £45 levied per year. The lease finishes on 21st October 50

With 50 years remaining on your lease the likely cost is going to be between £36,100 and £41,800 plus costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.