Please could you suggest a Nottingham Building Society accepted Somerstown conveyancing conveyancer who can have us moved in within under 3 weeks? Would it be better to use a local Somerstown practice or a nationwide comparison site?

We would be happy to suggest some excellent Somerstown conveyancing firms. Another option is to visit the high street in Somerstown. Go in to a couple of firms and ask to see a conveyancing solicitor for a fee estimate. Mention your expectations together with the reasons and ask for an assurance on speed. Choose the one that genuine.

When it comes to mortgage companies such as Kent Reliance, do Somerstown property lawyers have to pay a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Does a directory service exist listing Barclays panel solicitors in Somerstown on the Council of Mortgage Lender’s Website?

No. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings open the public over the internet. Where you are in need of a Somerstown lawyer on the Barclays please use our facility.

The mortgage over my property is with Kent Reliance for my property in Somerstown. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Kent Reliance?

You must advise Kent Reliance in advance of letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.

I used Action Conveyancing several years ago for my conveyancing in Somerstown. Now, I need my documents but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Somerstown of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Just had an offer accepted on a new build flat in Somerstown. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Somerstown

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I previously advised by my lender that their approved lawyers work on no sale no charge basis for conveyancing in Somerstown. My purchase fell through and now the conveyancers have invoiced for search fees! They are claiming that the fees are independent!

By promising "no completion no fee" Somerstown conveyancing firms are waiving their fees for any work conducted. We should point out that this is not to be regarded as an insurance scheme. Disbursements aren’t covered – where the conveyancer have to pay money out to independent parties, for instance Somerstown local search fees