Please explain the implications if my solicitor is removed from the Bank of Ireland Conveyancing panel ahead of completing my conveyancing in Midsomer Norton?

The first thing to point out is that, this is a very rare occurrence. 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.

I understand that there are debates on Chancel Insurance on online forums. Do I require this when acquiring a residence in Midsomer Norton? or I am told that there is historic law that means some homeowners living in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this suitable for conveyancing in Midsomer Norton?

Unless a prior purchase of the house took place after 12 October 2013 you can expect solicitors delivering conveyancing in Midsomer Norton to remain recommending a chancel search and or chancel repair liability insurance.

Due to the guidance of my in-laws I had a survey completed on a property in Midsomer Norton ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will refuse to issue a mortgage on such a premises.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Midsomer Norton. Conveyancing will be smoother if you use a solicitor in Midsomer Norton especially if they are acquainted with such properties in Midsomer Norton.

We're FTB’s - agreed a price, but the selling agent informed us that the owners will only proceed if we instruct their preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Midsomer Norton

We suspect that the seller is not behind this request. Should the owner want ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Midsomer Norton conveyancing solicitors - rather thanthose that will earn their negotiator at the agency a referral fee or hit his conveyancing thresholds pre-set by HQ.

Having checked my lease I have discovered that there are only 68 years left on my lease in Midsomer Norton. I now want to extend my lease but my freeholder is can not be found. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent should be useful to carry out a search and prepare an expert document to be used as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor both on devolving into the landlord’s disappearance and the vesting order request to the County Court overseeing Midsomer Norton.

Midsomer Norton Leasehold Conveyancing - Examples of Queries before buying

The answer will be helpful as a) areas could result in problems for the block as the communal areas may start to deteriorate where maintenance are not paid for b) if the leaseholders have an issue with the managing agents you will wish to have complete disclosure Is anyone aware of any major works on the horizon that could increase the maintenance charges?