We note that you have a post code search directory identifying law firms on the Skipton conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in North Somerset?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in North Somerset.
What happens if my lawyer’s firm is suspended from the Coventry BS 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 for a fee.
What will a local search reveal regarding the property I am buying in North Somerset?
North Somerset conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search plays an important role in most North Somerset conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who dealt with the conveyancing in North Somerset 4 years ago no longer exist. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer should be aware exactly where to look for all the relevant paperwork so you may purchase or dispose of your property without any difficulty. Where duplicates are not available, your lawyer can put in place insurance or indemnities protecting you against future claims on the premises.
I have recently realised that I have 72 years left on my lease in North Somerset. I am keen to get lease extension but my freeholder is absent. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to find the landlord. On the whole an enquiry agent should be helpful to conduct investigations and to produce an expert document to be used as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing North Somerset.
I own a leasehold flat in North Somerset, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in North Somerset with over 90 years remaining are worth £197,000. The ground rent is £55 per annum. The lease finishes on 21st October 2080
You have 55 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Why do I have to send my conveyancer with a list of items of identification before they can proceed with selling or buying a property in North Somerset?
North Somerset conveyancing practitioners are duty bound by the Law Society, SRA, HMLR and current AML Regulations to record that the have verified the identity of their clients. It will also be a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and DOB.