As I am unsure how the conveyancing bit works what is the most important advice you can impart concerning purchase conveyancing in North Somerset?
You may not hear this from too many lawyers but conveyancing in North Somerset or throughout England and Wales is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for friction between you and other parties involved in the legal transfer of property. E.g., the seller, selling agent and sometimes a bank. Appointing a law firm for your conveyancing in North Somerset an important selection as your conveyancer is your adviser, and is the ONLY party in the transaction whose role it is to look after your best interests and to keep you safe.
On occasion a potential adversary may attempt to convince you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by suggesting your lawyer is slow. Or your financial adviser may try to convince you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
We just had an offer accepted to purchase with Melton Mowbray Building Society. I popped in a few local practices yet am struggling to find a North Somerset conveyancing firm on the Melton Mowbray Building Society panel. Please you assist?
Please do take advantage of the search tool on this web page. Pick the mortgage company and type North Somerset or your preferred area and you will see numerous conveyancers located in North Somerset or nearest you.
I'm the only beneficiary of my late father’s estate and I have everything in my name alone, including the house in North Somerset. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in June. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view lenders take of it, depend on the lender as this obligation principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
Is it the case that all North Somerset solicitor firms on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the SRA. Many banks do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
Planning on purchasing a house in North Somerset. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the North Somerset conveyancing practitioner is on the Yorkshire BS conveyancing panel.
My wife and I own a renovated Edwardian house in North Somerset. Conveyancing lawyer acted for me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in North Somerset and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who carried out the work.
I have been on the look out for a leasehold apartment up to £245,000 and identified one round the corner in North Somerset I like with amenity areas and transport links in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in North Somerset in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
My husband and I are 17 days into a residential purchase having been referred to conveyancers by the local agent to execute conveyancing in North Somerset. I am am very disappointed with the level of service. Could you help me find new conveyancers?
They would need to be very bad to suggest replacing them. Has your mortgage been generated? If so you need to inform them of the new lawyer and get the loan are re-issued. Your new solicitor ideally needs to be on the lenders panel to avoid added charges and delays. That should be your first question of the new solicitors. The search tool should help you find a bank approved conveyancer for your home move in North Somerset