We note that you have a search directory identifying law firms on the Skipton conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in North Somerset?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in North Somerset.
My conveyancer has informed me that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in North Somerset?
The right level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Santander and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Are all North Somerset Conveyancing Quality Solicitors on the Lloyds conveyancing list of approved solicitors?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
Intending to buy a flat in North Somerset. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the North Somerset solicitor is on the Yorkshire BS conveyancing panel.
How does conveyancing in North Somerset differ for new build properties?
Most buyers of new build or newly converted property in North Somerset come to us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in North Somerset usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in North Somerset or who has acted in the same development.
I have been on the look out for a ground for flat up to £305k and identified one close by in North Somerset I like with open areas and station nearby, however it only has 52 years on the lease. I can't really find anything else in North Somerset suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I'm converting the mortgage on my current property to a BTL loan with Coventry Building Society and intend to use the remaining equity towards a second house. The location we are interested in is North Somerset. Will your conveyancers be able to act for the two mortgage companies and tie in the conveyances?
Make use of our search tool on this site to ensure that the solicitors are approved by both banks. On the basis that they are the solicitor will be able to connect the two transactions but you should have a chat with you lawyer and make clear your expectations and requirements.