I have given 8 weeks notice to my current landlord and have to leave my let out apartment in North Somerset by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice on a rental until your lawyer suggests that you should. If you have not already done so, notify to your solicitor and request that they seek the assistance the other side, try to get a realistic time scale from them that everyone will aim towards
It is a dozen years since I purchased my home in North Somerset. Conveyancing solicitors have recently been instructed on the sale but I can't locate my title deeds. Is this a problem?
You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they may still be with the conveyancers who acted in your purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in North Somerset relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is resolvable.
Please explain the implications if my lawyer’s firm is suspended from the Aldermore Conveyancing panel ahead of completing my conveyancing in North Somerset?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I need to pay for insurance to address the risk of chancel repairs when acquiring a residence in North Somerset?
Unless a prior purchase of the premises took place after 12 October 2013 you could expect solicitors conducting conveyancing in North Somerset to remain encouraging a chancel search and or insurance against a claim.
How does conveyancing in North Somerset differ for new build properties?
Most buyers of new build premises in North Somerset approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in North Somerset typically purchase the land, 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 conveyancing solicitors 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.
In searching the world wide web for the term on line conveyancing in North Somerset it shows results of many property lawyersin the area. With so much choice what is the best way to find the right conveyancing solicitor for purchase transaction?
The best method of choosing the right conveyancer is via trusted recommendation, so ask colleagues and relatives who have acquired a property in North Somerset or a reputable estate agent or mortgage broker. Costs for conveyancing in North Somerset vary, so it's sensible to obtain at least four fee estimates from different companies. Be sure to seek confirmation that the charges are guaranteed not to to be inflated.