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Find a Lender-Approved Local Conveyancer in Wedmore

Ready to buy a new home? Find a law firm approved by your lender.

If you have reached us by Googling ‘Conveyancing in Wedmore’ follow your intuition — you will have a better house move where you instruct a conveyancing solicitor in Wedmore.

5 reasons to let us help you select a local conveyancing solicitor in Wedmore

  • 1 Our site is the first site that enables you the ability to ensure that your conveyancing in Wedmore will be conducted by a property lawyer on your mortgage lender’s approved panel.
  • 2 Regardless alternative companies say it may be important to attend your solicitor to execute contracts. Too many 3rd parties are already engaged in a house sale without having to add the postman into the pot.
  • 3 The practices shown on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases each year.
  • 4 Wedmore conveyancers work in conjunction with Wedmore estate agents, property finders, surveyors, banks and other professionals to make sure that the highest level of service is offered to clients every step of the way, ensuring the smoothest, most stress-free process possible
  • 5 Using a local Solicitor in the main means that you will receive a more bespoke service. Online forums bear testimony to the idea that in choosing a large conveyancing firm, you tend to be looked after by a team of people who who update you by reading from their computer screens.

Examples of recent conveyancing in Wedmore since September 2024*

Recently asked questions about conveyancing in Wedmore

I own a freehold property in Wedmore but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Wedmore and has limited impact for conveyancing in Wedmore but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

When it comes to lenders such as Bank of Ireland, do Wedmore property lawyers face a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We are getting the release of further monies on our mortgage from HSBC as we wish to conduct renovations to our house in Wedmore. Do we need to select a bricks and mortar Wedmore solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC panel.

I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Wedmore solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Wedmore postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Wedmore.

We are selling our home in Wedmore and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers used a national conveyancing outfit as opposed to a conveyancing solicitor in Wedmore. Having lived in Wedmore for three years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am looking for a leasehold apartment up to £305k and identified one round the corner in Wedmore I like with open areas and railway links in the vicinity, however it's only got 52 years unexpired on the lease. There is not much else in Wedmore in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan that many years will be an issue. Discount the offer 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 could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.

I have been advised by a few estate agents in Wedmore to locate a conveyancer on your site. Is there a financial advantage for Estate Agents to market your site ahead of another?

We don’t offer any commission for pointing buyers and sellers our way. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.

I am expecting to exchange on the purchase a property in Wedmore but as a consequence of wreckage from the recent storms I have negotiated reparation from the seller of £2k in the form of a reduction in the price. This was going to be addressed as part of the conveyancing process but my mortgage company will not agree to this. Should they have been informed?

Any solicitor listed on a lender approved list is obliged to inform the bank of any amendments to the purchase amount. If you were to refuse your conveyancer to notify the reduction to your bank then they would have to refrain from acting for you and the bank.

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What to expect from a Licensed Conveyancer for conveyancing in Wedmore?

Licensed Conveyancers specialise in the legalities surrounding purchasing and selling property and cover conveyancing nationwide as well as Wedmore. If using a Licensed Conveyancer governed by the CLC, you are entitled to:
  • Enjoy the benefit of an honest and lawful service.
  • Have a high standard of legal services.
  • Have your transaction dealt with using care, skill and diligence.
  • Receive a high quality of service due to your conveyancer’s arrangements, resources, procedures, skills and commitment.
  • Have a service which is accessible and responsive to your specific requirements.
  • Not feel discriminated against, victimised or harassed.
  • To receive the level you could expect, however, if you do your lawyer accepts responsibility for this and provides you with any appropriate redress.
  • Ensure your individual needs taken into account should a complaint be made.
  • Enjoy the benefit of a swift, independent and comprehensive service if if a complaint is made about your conveyancing in Wedmore.

Domestic in Wedmore is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Property lawyer instructed by the buyer on acceptance of the offer
  • Checking the title unregistered or registered
  • Carrying out Wedmore searches for the title
  • Reviewing draft sale agreement and other papers collated by the seller’s conveyancing practitioner
  • Submitting queries with the owner’s conveyancing practitioner
  • Agreeing the wording of the purchase contract
  • Examining replies provided by the owner to pre-exchange enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Advising the buyer in respect of the loan offer: (if applicable)
  • Drafting and sending the purchaser a report on title (that is; a breakdown of all findings on the property)
  • Proceeding to exchange of contracts and then completion of the purchase
  • Preparing and submitting to HM Revenue and Customs the correct stamp duty forms and payment
  • Dealing with the registration procedures for the buyer and the home loan (where applicable) at the Land Registry.

Residential conveyancing in Wedmore almost always consists of the following:

  • Obtaining instructions from parties involved
  • Collating the documents evidencing the title to the property
  • Drafting contract and related documents
  • Sending draft papers to the conveyancer acting for the purchaser
  • Negotiating contracts and responding to further questions from the buyer’s conveyancer
  • Finalising the transfer deed
  • Replying to requisitions raised by the purchaser’s conveyancer
  • Carrying out the key stage of exchanging contracts and then completion formalities
  • Accepting the sale proceeds and transferring funds to the vendor, the estate agent and other relevant parties (if appropriate)

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.