Find a Somerset Conveyancing Solictior on Your Lender’s Panel

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

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

Recently asked questions about conveyancing in Somerset

We are purchasing a 1 bedroom flat in Somerset with a mortgage. We like our Somerset solicitor, but the mortgage company says she’s not on their "panel". It appears that we have no option but to instruct one of the bank panel firms or retain our Somerset property lawyer as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Somerset conveyancing lawyer to apply to be on the conveyancing panel.

Our nephew is purchasing a newly built flat in Somerset with a home loan from Virgin Money. His lawyer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Completed the sale of my flat in Somerset last May but our buyer keeps telephoning daily to moan that their conveyancer is waiting to hear from mine. What should have happened now that I have sold?

Post completion of your sale your solicitor is duty bound to deliver the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your solicitor must also confirm that the mortgage has been paid off to the purchasers conveyancers. There are no post completion tasks peculiar conveyancing in Somerset.

I am assisting my step-mother sell her flat in Somerset. Does the conveyancer commission the energy assessment or do I organise this?

After the demise of Home Information Packs, energy performance certificates was retained a required part of selling a house. An EPC must be commissioned before the property is put on the market. This is not a task that lawyers normally arrange. Where you are using a Somerset conveyancing solicitor they might help arrange energy performance certificates given their contacts with long established local providers

We have agreed to purchase a house in Somerset. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Kent Reliance your lawyer must comply with the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Somerset.

I have decided to exercise my right to buy my property in Somerset off the council. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

What are your top tips when it comes to choosing a Somerset conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for lease extension works (regardless if they are a Somerset conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Somerset conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:

    How experienced is the practice with lease extension legislation?

Leasehold Conveyancing in Somerset - A selection of Questions you should consider Prior to Purchasing

    Most Somerset leasehold flats will incur a service bill for the upkeep of the building levied by the management company. Where you buy the apartment you will have to pay this contribution, normally in instalments during the year. This can vary from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met annual, this is usually not a exorbitant amount, say around £25-£75 but you need to enquire it because occasionally it can be many hundreds of pounds. Where a Somerset lease has fewer than 80 years it will affect the value of the property. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of what this would cost. For most Somersetlease extensions you will need to own the premises for a couple of years in order to be eligible to extend the lease. It would be wise to find out if the the lease contains any onerous restrictions in the lease. By way of example it is reasonably common in Somerset leases that pets are not permitted in certain buildings in Somerset. If you like the propertyin Somerset yet your dog is not allowed to make the move with you then you will be faced hard determination.

Last updated

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