In the event thatI were to buy a straightforward propertyin Shepton Mallet for cash and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Shepton Mallet?

Any savings you would make would be isolated to the costs for searches. Your lawyer still be obliged to do everything else - money laundering, correspond with your sellers property lawyer, SDLT submission, register the ownership etc. A slight saving might be made by not needing to register a charge but it will not be meaningful.

I am purchasing a property and require a conveyancing solicitor in Shepton Mallet who is on the TSB solicitor. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Shepton Mallet. We dont recommend any particular firm.

Does a directory service exist listing Santander panel conveyancers in Shepton Mallet on the UK Finance Lenders’ Handbook Website?

No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings visible online. Where you are in need of a Shepton Mallet conveyancer on the Santander please use our tool.

I am purchasing a property in Shepton Mallet. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that your lender is Lloyds your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook contains minimum conditions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Shepton Mallet.

I can not work out if my mortgage offer requires a lease extension. I have telephoned my Shepton Mallet bank branch on various occasions and was advised it wasn't a problem and they will lend. My Shepton Mallet conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?

Provided that the conveyancing practitioner is on the bank panel, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am a couple of weeks into a freehold purchase having been referred to conveyancers by the selling agent to do our conveyancing in Shepton Mallet. We are not happy. Can you help me find new conveyancers?

They would have to be really bad to suggest replacing them. Has the mortgage been issued? In the event that it has you must make them aware of the new contact details and have the loan are re-issued. Your new solicitor ideally should be on the lenders approved list to avoid added charges and delays. So that should be your first question of the new solicitors. The search tool will assist you in finding a lender approved solicitor for your conveyancing in Shepton Mallet

At what stage do I pay the Stamp Duty Land Tax payable for my conveyancing in Shepton Mallet?

Your solicitor will complete a stamp duty return on your behalf during your Shepton Mallet conveyancing transaction for you to sign. On completion your solicitor will submit the Land Transaction application to the Inland Revenue and - as long as they have the money - pay any land tax due for you.