My financial adviser says he needs my North Somerset solicitor’s panel member for the HSBC conveyancing panel. How do I find this out. I have tried my local North Somerset office but they cant find it on their system.
You are best placed to get this information from your North Somerset solicitor . Most North Somerset law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Can the conveyancing lawyers that you recommend handle right to buy conveyancing in North Somerset?
We work with numerous conveyancing practitioners carrying out right to buy conveyancing work Please e-mail us with a view to obtain a costs illustration.
I am helping my sister sell her flat in North Somerset. Does the conveyancing solicitor arrange an energy assessment or should I organise this?
After the demise of Home Packs, energy assessments became a mandatory component of moving property. An energy performance certificate needs to be commissioned in advance of the property being placed on the market. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a North Somerset conveyancing practitioner they might help arrange energy performance certificates given their contacts with long established local energy assessors
I am due to move house in September. Will my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in North Somerset. Conveyancing solicitor was found before I stumbled across your website.
On the afternoon of completion you can collect the house keys from the selling agent however this should only be done once the sellers conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in choosing a residential property solicitor in North Somerset or a lawyer with expertise in conveyancing in North Somerset.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local North Somerset solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 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 North Somerset postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in North Somerset.
How does conveyancing in North Somerset differ for newly converted properties?
Most buyers of new build or newly converted property in North Somerset come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because builders in North Somerset typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in North Somerset or who has acted in the same development.
Due to the input of my in-laws I had a survey completed on a property in North Somerset in advance of appointing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies may not give a loan on a flying freehold home.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. 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 swap lawyers as my North Somerset lawyer is not on the lender's panel of conveyancing solicitors. How simple is it to change conveyancer?
If you haven't yet instructed a conveyancer to do anything for you and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in North Somerset that you're thinking of instructing.