My husband and I swapping mortgage lender for our flat in Wedmore with Virgin Money. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the flat is repossessed. I have two questions (1) Is this form unique to the Virgin Money conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Virgin Money. This is solely used to protect Virgin Money if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Virgin Money had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I just acquired a property at auction in Wedmore. Conveyancing is needed. What happens now?
Now that you are to in every practical sense signed on the dotted line you must retain a conveyancing lawyer as a matter of priority as you will have a fast approaching deadline in which to complete the deal. Every auction property will ordinarily have a bespoke legal pack. This will include evidence of title and search results. If you have purchased leasehold property the auction papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You should hand this to the lawyer working for you at the earliest opportunity. You also need to ensure that your finances are in place to complete on the date specified in the contract.
My fiancee and I are spending time viewing houses in Wedmore and I am about to put in an offer. Should I already have a lawyer appointed at this stage? I intend to finance via a mortgage with Lloyds.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I had an offer accepted on a property in Wedmore on 13/3/2026, valuation was booked 3 days after, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some expedited conveyancing in Wedmore as I am under a deadline to complete in less than 2 weeks. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at liberty not to have searches carried out although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Wedmore the following are examples of what can crop up and therefore impact the marketability of the property: Enforcement Notices, Overdue Fees, Outstanding Grants, Unadopted Roads,...
Just had an offer accepted on a new build flat in Wedmore. Conveyancing is a frightening process 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.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Wedmore
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I opted to have a survey completed on a house in Wedmore in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to grant a loan on such a house.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wedmore. Conveyancing will be smoother if you use a solicitor in Wedmore especially if they are accustomed to such properties in Wedmore.
Having checked my lease I have discovered that there are only Fifty years unexpired on my flat in Wedmore. I now wish to extend my lease but my freeholder is can not be found. What should I do?
If you meet the appropriate requirements, 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 mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you or your lawyers have done all that could be expected to track down the lessor. For most situations an enquiry agent should be useful to carry out a search and prepare a report which can be used as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court covering Wedmore.
I inherited a 1 bedroom flat in Wedmore, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Wedmore with a long lease are worth £176,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2105
With just 79 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account 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.