The North Somerset conveyancing lawyers that I appointed last week on my purchase in North Somerset have suddenly closed. They were on acting for me because I needed a lawyer on the Coventry BS conveyancing panel and my previous North Somerset lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Coventry BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
I just bought a property at auction in North Somerset. Conveyancing is necessary. What happens now?
Given that you are now legally committed yourself to purchase you now have to retain a conveyancing solicitor quickly as you now have a fast approaching a drop dead date to complete the transaction. All auction property should have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You should give this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
We are getting a further advance on our mortgage from UBS as we want to carry out improvements to our house in North Somerset. Are we obliged to choose a local North Somerset solicitor on the UBS conveyancing panel to handle the paperwork?
UBS don't usually instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
Our sealed bid on a detached house in North Somerset has been agreed to, the vendors do nevertheless have a dependent purchase. The vendors have placed an offer on on an apartment, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a local conveyancing solicitor in North Somerset. What should be my next step? When do I get the mortgage application with Leeds Building Society started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, North Somerset conveyancing search charges, etc). First, you must ensure that your lawyer is on the Leeds Building Society conveyancing panel. Regarding the subsequent steps this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a buoyant market the majority of purchasers will apply for the mortgage with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they ask their lawyer to proceed with the conveyancing in North Somerset.
I got the keys to my flat on 14 August and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in North Somerset advises it would be dealt with in less than a month. Are transfers in North Somerset uniquely lengthy to register?
As far as conveyancing in North Somerset registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. As of today approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected once the new owner is living at the property thus post completion formalities is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
Due to the guidance of my in-laws I had a survey completed on a property in North Somerset in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies tend not give a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in North Somerset. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North Somerset to see if the conveyancing costs will increase in light of this.
I need to find a conveyancing solicitor for residential conveyancing in North Somerset. I happened to discover a web site which appears to be the ideal solution If there is a chance to get all formalities done via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I'm purchasing a flat in North Somerset. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Is this a big problem?
Not every individual in the law firm must be listed by the regulator. Provided there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.