Find a North Somerset Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in North Somerset? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your North Somerset home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised North Somerset conveyancers for over 130 lenders.

Recently asked questions about conveyancing in North Somerset

My grandfather passed away last year and as sole heir and executor I was left the house in North Somerset. The house had a relatively small loan left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this allowed?

Given you intend to re-mortgage then Skipton will require that you use a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.

When it comes to lenders such as Virgin Money, do North Somerset property lawyers have to pay a yearly amount to be on the list of approved solicitors?

We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

How can we know in advance if a North Somerset conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in North Somerset obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your transaction.

Virgin Money have agreed my home loan in principle, my offer on a flat in North Somerset has been agreed to, what are the next steps?

The property agent will want to be informed of your property lawyer's details (ensure that the conveyancers are on the lender’s approved list). Contact Virgin Money or your broker and complete any outstanding documentation. Virgin Money will appoint a valuer who will get in contact with the estate agent or vendor to arrange a time for the valuation to occur. Once carried out (assuming no problems) it takes on average a week to get a mortgage offer. Virgin Money will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in North Somerset.

I am buying a new build flat in North Somerset. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in North Somerset

    The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

In what way can the Landlord & Tenant Act 1954 affect my commercial property in North Somerset and how can you help?

The 1954 Act gives protection to commercial leaseholders, giving them the legal entitlement to make a request to court for a new tenancy and remain in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. North Somerset is one of our hundreds of locations in which the firms we work with are based

Having had my offer accepted I require leasehold conveyancing in North Somerset. Before diving in I require certainty as to the unexpired term of the lease.

If the lease is registered - and almost all are in North Somerset - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

North Somerset Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

    If a North Somerset lease has fewer than eighty years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most North Somersetlease extensions you will be be obliged to have owned the premises for two years before you are legally able to exercise a lease extension. The majority of North Somerset leasehold apartments will incur a service bill for maintenance of the block levied by the landlord. Where you acquire the flat you will have to meet this amount, normally in instalments accross the year. This can differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. In all probability there will be a rentcharge for you to pay annual, normally this is not a significant figure, say approximately £25-£75 but you need to check as occasionally it could be many hundreds of pounds. Who takes charge for maintaining and repairing the building?

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