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 decided to go with a local firm for my conveyancing in North Somerset today. Looking through the Terms and Conditions it is apparent thatI am responsible for costs even where the transaction does not complete. Would I be best advised to use an on-line conveyancing company offering no completion no cost conveyancing in North Somerset?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be uplifted to offset the transactions that do not proceed. You should be mindful that such promotions generally do not protect you from outlay for example North Somerset conveyancing search expenses.

I am considering applying for a UBS mortgage for purchase of a new build (under development) in North Somerset with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?

There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I'm buying a new build house in North Somerset with a loan from Clydesdale. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it will affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am one month into a freehold purchase having been recommend to a firm by the local agent to carry out the conveyancing in North Somerset. I am am extremely dissatisfied with the level of service. Can you help me find new solicitors?

They would need to be very bad to suggest diss instructing them. Has your loan offer been issued? If so you will need to inform them of the new contact details and get the offer are re-sent. Your solicitor ideally needs to be on the lenders panel to avoid supplemental expenses and complications. That should be your starting point. Our search tool should assist you in finding a lender approved lawyer for your home move in North Somerset

I've found a house that seems to meet my requirements, at a great figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in North Somerset. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

The majority of houses in North Somerset are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in North Somerset in which case you should be shopping around for a North Somerset conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer should advise you fully on all the issues.

I am the registered owner of a leasehold flat in North Somerset, conveyancing formalities finalised in 2002. How much will my lease extension cost? Equivalent flats in North Somerset with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2073

You have 50 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.

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