As someone not used to conveyancing in Somerset what is the number one tip you can impart concerning the home moving process in Somerset
You may not hear this from too many lawyers but conveyancing in Somerset and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the home moving process. E.g., the seller, selling agent and on occasion the mortgage company. Appointing a lawyer for your conveyancing in Somerset an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your legal interests and to keep you safe.
We are witnessing a definite ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you must always trust your lawyer above all other players when it comes to the legal transfer of property.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Somerset. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 3/8/2025, the requirements read as follows :
My wife and I purchasing a 4 bedroom semi-detached house in Somerset. We would like to convert the garage to an office at the house.Will the conveyancing process include investigations to ascertain if these works are permitted?
Your conveyancer will check the registered title as conveyancing in Somerset can occasionally reveal restrictions in the title documents which restrict certain changes or require the consent of a 3rd party. Some additions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
I have paid off my mortgage with Lloyds. I assume I don't need a Somerset conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Somerset. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I am selling my house. My past conveyancers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Somerset if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Somerset. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I have recently realised that I have 72 years left on my flat in Somerset. I now wish to get lease extension but my landlord is missing. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the landlord. On the whole a specialist should be helpful to carry out a search and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Somerset.
I acquired a ground floor flat in Somerset, conveyancing having been completed in 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Somerset with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease terminates on 21st October 2084
With 59 years left to run we estimate the premium for your lease extension to range between £20,900 and £24,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
We are considering using an online conveyancing practitioner ahead of a Somerset conveyancing practice. Am I making a mistake?
Various benefits exist in being able to visit a local Somerset conveyancing solicitor for example
- signing papers and and when necessary
- getting face-to-face explanations of things that you need help with
- the ability to complain if matters need to addressed
When comparing fees, look out for hidden extras. Most decent Somerset high street solicitors give an all-inclusive figure. Many online agents appear to offer discounted fees, but have hidden 'extras' in the fine print.