We are purchasing a property and require a conveyancing solicitor in Bridgwater who is on the solicitor panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for . We don't recommend any particular firms conducting conveyancing in Bridgwater.

What happens if my solicitor is suspended from the Conveyancing panel ahead of completing my conveyancing in Bridgwater?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

We are one month into a freehold purchase having been referred to a firm by the selling agent to handle our conveyancing in Bridgwater. I am am extremely dissatisfied with the level of service. Could you help me find new conveyancers?

A lawyer would need to be very poor in order to consider replacing them. Has your mortgage been sent? In the event that it has you must advise them of the new conveyancer and ensure the loan are re-issued. Your new solicitor ideally needs to be on the banks panel to avoid supplemental charges and delays. That should be your first question of the new conveyancers. The search tool can help you find a bank approved conveyancer for your home move in Bridgwater

Due to sign contracts shortly on a ground floor flat in Bridgwater. Conveyancing solicitors have said that they report fully tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Bridgwater should include some of the following:

Alterations to the premises Responsibility for repairing the window frames Details of the parties to the lease, for example these could be the leaseholder, superior lessor, freeholder The length of the lease term. You should be advised as what happens when the lease expires, and aware of the importance of the 80 year mark

I invested in buying a ground floor flat in Bridgwater, conveyancing was carried out 1995. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Bridgwater with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease comes to an end on 21st October 50

With 50 years remaining on your lease we estimate the premium for your lease extension to range between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

How and when do I incur stamp duty due for my Bridgwater property purchase?

Most s will complete a stamp duty return for you as part of your Bridgwater purchase transaction for signature. On completion your will submit the Land Transaction application to the Tax Authorities and - assuming they have the funds - discharge any Stamp Duty due on your behalf.