lenderpanel

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 transaction 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

I am purchasing a terraced house in North Somerset. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in North Somerset you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in North Somerset.

My relative recommended that if I am purchasing in North Somerset I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is sometimes quoted for as part of the standard North Somerset conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about North Somerset around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, North Somerset Education with plans and statistics, Local Amenities and other useful data about North Somerset.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. North Somerset is where the house is located. Can you shed any light on this issue?

Flying freeholds in North Somerset are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Somerset you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Somerset may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Do you have any top tips for leasehold conveyancing in North Somerset with the aim of saving time on the sale process?

  • A significant proportion of the frustration in leasehold conveyancing in North Somerset can be bypassed if you appoint lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ solicitors.
  • If you hold a share in a the freehold, you should ensure that you are holding the original share document. Arranging a re-issued share certificate can be a lengthy formality and delays many a North Somerset conveyancing deal. Where a new share certificate is necessary, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity. If you have had any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over rather than unsettled. You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is under 75 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. Some North Somerset leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

North Somerset Leasehold Conveyancing - Sample of Queries Prior to buying

    For most North Somerset leaseholds the outlay for major works tend not to be included within service charges, albeit that there some managing agents in North Somerset require tenants to contribute towards a reserve fund and this is used to offset against major repairs or maintenance. The prefered form of lease structure is if the freehold title is owned by the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained if it is bigger than a house conversion, the managing agent retained by the leaseholders. How many of the leaseholders are in arrears for their maintenance charge payments?

I have just found out that one of the partners of the firm undertaking the purchase conveyancing in North Somerset is a relative of the vendor. Is this allowed?

On the basis that there is no conflict of interest this should be fine. If you are requiring a home loan then the mortgage company may have a say as many lenders have specific instructions on this. For example for Royal Bank of Scotland -Natwest One as of 10/4/2024, the requirements read as follows :

1.15- May your firm act if the person dealing with the transaction or a member of his immediate family is the borrower?

No, your firm may not act if the person dealing with the transaction or a member of his immediate family is the borrower. However, your firm may act if a separate fee earner or separate partner within the firm acts for us.

Last updated

Find out more about how flying freehold can affect your the value of a property.