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Find a Lender-Approved Local Conveyancer in Winscombe

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

You can try and find the cheapest conveyancing solicitors in Winscombe but be careful as you may get what you pay for.

Reasons to use our Winscombe conveyancing solicitors

  • 1 Using a high street Solicitor generally means that you will receive a more personal touch. Sometimes when dealing with a large conveyancing firm, your matter is handled by a team of people who check what is happening on the file by determining whether the ‘computers says no’.
  • 2 Notwithstanding what alternative sites inform you it could be important to attend your solicitor to sign legal papers. Too many 3rd parties are already involved in a house sale without needing to add Royal Mail into the equation.
  • 3 The accumulation of transactions means that Winscombe lawyer have established valuable links with Winscombe local estate agents, banks, building societies, landlords and property developers enabling them to liaise at speed with all concerned in the process of undertaking your home move in Winscombe.
  • 4 The Winscombe conveyancing practitioners that are listed are dedicated to supplying value for money, efficient and accessible conveyancing service to borrowers, sellers and remortgagors in Winscombe
  • 5 Conveyancer conveyancing solicitors have excellent personal connections with Winscombe estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Winscombe since December 2024*

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Disposal

of terraced property, Observatory Field, BS25 1LL completing on 24/01/2025 at a price of £699,999. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, obtaining official copies of the title, agreeing completion date with parties

street view

Transfer

of house residence, Apple Tree Drive, BS25 1AY completing on 07/01/2025 at a price of £465,000. The legal transfer of property incorporates some of the following tasks: securing official copies of the title, agreeing completion date with parties, preparing statement detailing charges

street view

Transfer

of semi-detached residence, The Chestnuts, BS25 1LD completing on 03/01/2025 at a price of £628,000. The conveyancing process incorporates some of the following tasks: drafting the sale agreement and Transfer, securing official copies of the title, setting up the completion formalities

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Sale

of apartment Woodborough Road BS25 1AG, at sale sum of £148,000. Leasehold conveyancing included: sending conveyancing papers to buyers representatives, securing official copies of the title, agreeing completion date with parties

Recently asked questions about conveyancing in Winscombe

Please help. My Winscombe solicitor is assuring me that he is legally obliged toapply for Winscombe conveyancing searches becausethe firm are on the Lloydssolicitor panel. Do I not have any say here?

Unfortunately both you and your lawyer have little choice here. As you are taking a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Winscombe conveyancing searches.

I purchased a freehold premises in Winscombe but still pay rent, why is this and what is this?

It’s unusual for properties in Winscombe and has limited impact for conveyancing in Winscombe 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 hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Winscombe property lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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:

  1. but are not moving to another property
  2. where Nationwide has sent the Land Registry the discharge electronically, and
  3. Nationwide has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Nationwide mortgage has been paid off.

I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Winscombe solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

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 Winscombe solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 conveyancer 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 Winscombe postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Winscombe.

What will a local search inform me concerning the house we're buying in Winscombe?

Winscombe conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations such as Searches UK The local search plays an important role in many a Winscombe conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Winscombe is where the house is located. Can you shed any light on this issue?

Flying freeholds in Winscombe are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Winscombe you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Winscombe may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Do I have to visit the offices of the mortgage company conveyancing panel solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Winscombe as it will be easier to pop in to their offices if necessary.

Most conveyancing panel lawyers for the bank undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Winscombe. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.

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Residential Landlord and Tenant Conveyancing solicitors in Winscombe

The firms listed below are a non-comprehensive list of solicitors in Winscombe practicing in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Court proceedings for possession

  • Bennetts Solicitors Ltd, Barley Wood Stables, Long Lane, Wrington, Bristol, South Gloucestershire, BS40 5SA
  • John Hodge Solicitors, 10/11 Morston Court, Aisecome Way, Weston-super-Mare, Somerset, BS22 8NG

Commercial Conveyancing solicitors in Winscombe regulated by the SRA

The firms listed below are a small selection of solicitors in Winscombe with expertise in commercial conveyancing in Winscombe. This will likely include advice on complex issues under the Landlord and Tenant Act of 1954
  • Bennetts Solicitors Ltd, Barley Wood Stables, Long Lane, Wrington, Bristol, South Gloucestershire, BS40 5SA
  • John Hodge Solicitors, 10/11 Morston Court, Aisecome Way, Weston-super-Mare, Somerset, BS22 8NG

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

  • Taking instructions from the appropriate parties
  • Investigating the title unregistered or registered
  • Ordering Winscombe conveyancing searches with respect to the title
  • Considering the draft sale agreement and other documentation collated by the seller’s solicitor
  • Submitting queries with the owner’s solicitor
  • Negotiating the sale agreement
  • Examining replies prepared by the owner to pre-exchange enquiries
  • Negotiating the Transfer document
  • Advising the buyer in respect of the loan offer: (where applicable)
  • Drawing up and sending the buyer 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
  • Completing and submitting to HMRC the appropriate SDLT forms and payment
  • Registering the buyer and the home loan (where relevant) at the HM Land Registry.

*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.