It may have been a long time coming a mortgage agreement from Santander for the refinancing of my single bedroom flat is coming any day now. Could you put forward a cheap conveyancing lawyer in Somerset?
You have arrived at the wrong site to search for the lowest fares for conveyancing solicitors in Somerset. Our intention is to offer excellent value conveyancing but we do not advertise as being the cheapest. Avoid the trap of appointing organisations enticing you with low cost conveyancing in Somerset. In your best case scenario, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you with a hefty uplift in additional fees and still not get the service you were looking for.
We are buying a flat and require a conveyancing solicitor in Somerset who is on the RBS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Somerset.
My fiance and I are buying a purpose built flat in Somerset with a homeloan from Alliance & Leicester .We like our Somerset conveyancing lawyer but Alliance & Leicester informed us she’s not listed on their approved list of member firms. We have to appoint a Alliance & Leicester panel firm or retain our local solicitor and pay for a Alliance & Leicester panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Alliance & Leicester use our lawyer?
No, not really. The loan issued to you contains terms and conditions, one of which will be that conveyancers must be on the Alliance & Leicester approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find 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. A further alternative is for your lawyer to apply to be on the conveyancing panel for Alliance & Leicester
I can see plenty of information on this site concerning conveyancing in Somerset but can you isolate your top tip for finding the right conveyancer in Somerset
It would be unwise to be tempted by the cheapest Somerset conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am currently in the process of buying my council flat in Somerset. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I can not fathom if my bank requires a lease extension. I have called into my local Somerset bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Somerset conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the conveyancer is on the bank panel, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am looking for a leasehold apartment up to £305k and identified one round the corner in Somerset I like with open areas and railway links in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in Somerset suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner 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. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I have been sourcing a conveyancing solicitor in Somerset for my sale. Can I review a firm’s complaints history with the legal regulator?
Members of the public may read published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.