Finally the sale completed on my house in Bishops Lydeard last September yet the purchaser is whats apping me to say their lawyer is waiting to hear from mine. What should have happened following completion?

After completion of your house sale your lawyer is obliged to deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also send confirmation that the mortgage has been discharged to the buyers solicitors. There are no post completion formalities specific conveyancing in Bishops Lydeard.

Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Bishops Lydeard. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Bishops Lydeard?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.

My stepmother informed me that in buying a property in Bishops Lydeard there could be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?

There are a number of properties in Bishops Lydeard which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Bishops Lydeard should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I'm the only beneficiary of my late father’s will and I have everything in my name now, including the house in Bishops Lydeard. Conveyancing formalities meant that the Land Registry date was in December. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in December. Is the property unsalable for six months?

The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most banks would take a sensible view as this requirement primarily exists to identify the purchase and immediately sell or the flipping of property.

I have recentlybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Bishops Lydeard for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The quickest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bishops Lydeard conveyancing specialists.

I have been on the look out for a flat up to £245,000 and found one close by in Bishops Lydeard I like with a park and railway links in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Bishops Lydeard for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I only have 72 years unexpired on my flat in Bishops Lydeard. I now want to extend my lease but my freeholder is missing. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the freeholder. For most situations an enquiry agent should be helpful to carry out a search and prepare a report which can be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Bishops Lydeard.

I inherited a garden flat in Bishops Lydeard, conveyancing having been completed May 2008. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Bishops Lydeard with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease ends on 21st October 2098

With just 72 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.