Me and my partner are purchasing a 3 bedroom apartment in North Somerset with a mortgage. We have a North Somerset conveyancer, however the bank says she’s not on their "panel". It appears that we have little choice but to select one of the lender panel solicitors or retain our North Somerset conveyancer and pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your North Somerset conveyancing lawyer to apply to be on the conveyancing panel.
I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would prefer to instruct a high street conveyancing solicitor in North Somerset?
You should check but the the likelihood is that appoint one of their panel conveyancers should you accept the "fee-free" offer. Speak to the bank to explore if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in North Somerset.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a residence in North Somerset? or I am told that there is a law dating back centuries that means some homeowners living in a parish church boundary will be compelled to pay for repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in North Somerset?
Unless a previous acquisition of the premises completed post 12 October 2013 you could assume that solicitors conducting conveyancing in North Somerset to remain recommending a chancel search and or insurance against a claim.
I used Stirling Law several years ago for my conveyancing in North Somerset. I now require my papers but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in North Somerset of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're new to the buying process - had an offer accepted, but the agent told us that the seller will only move forward if we instruct their preferred lawyers as they need a ‘quick sale’. We would rather use a family conveyancer used to conveyancing in North Somerset
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', alienating a motivated buyer is is going to put the whole deal at risk. Try to communicate with the vendors directly and explain that (a)you are genuine buyers (b)you are ready to go, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to use your preferred North Somerset conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or meet his conveyancing figures pre-set by senior management.
Having checked my lease I have discovered that there are only 72 years remaining on my lease in North Somerset. I now wish to extend my lease but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the lessor. In some cases a specialist may be helpful to try and locate and to produce a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s disappearance and the application to the County Court overseeing North Somerset.
I invested in buying a studio flat in North Somerset, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in North Somerset with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2102
With only 76 years unexpired the likely cost is going to range between £8,600 and £9,800 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.