A friend pointed out to me me that in purchasing a property in Somerstown there could be a number of restrictions limiting what one can do in terms of external changes to a property. Is this right?

There are anumerous of properties in Somerstown which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Somerstown should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Planning on purchasing a apartment in Somerstown. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale 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 Somerstown lawyer is on the Clydesdale conveyancing panel.

I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Somerstown is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Do I need to take out insurance to address the risk of chancel repairs when acquiring a residence in Somerstown?

Unless a previous purchase of the house took place after 12 October 2013 you can assume that conveyancing practitioners delivering conveyancing in Somerstown to continue to propose a a chancel search and or chancel repair liability policy.

How does conveyancing in Somerstown differ for new build properties?

Most buyers of new build property in Somerstown approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Somerstown usually acquire the site, 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 conveyancers 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 accustomed to new build conveyancing in Somerstown or who has acted in the same development.

I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Somerstown conveyancing firm to act on my behalf?

Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price payable.

An example of a Lease Extension matter before the tribunal for a Somerstown property is Flat 120, Clare Court Judd Street in August 2013. the Tribunal held that the premium to be paid for the extension of the lease should be £64,650 This case related to 1 flat. The remaining number of years on the lease was 62.79 years.

Are there frequently found defects that you witness in leases for Somerstown properties?

There is nothing unique about leasehold conveyancing in Somerstown. Most leases are individual and legal mistakes in the legal wording can result in certain sections are not included. The following missing provisions could result in a defective lease:

A duty to insure the building Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.

Living abroad it is not practicable to travel my Somerstown conveyancing practitioners office to sign documents for conveyancing in Somerstown – will this be an issue?

Not a problem. Somerstown conveyancing solicitors can deal with conveyancing transactions for clients who are based anywhere. You are unlikely to be required to visit a Somerstown conveyancers office. Almost all property lawyer can handle everything using post, email, telephone and fax.