Am I correct in assuming that the fact that my solicitor in North Somerset is not on my lender's solicitor panel that there is a problem with the quality of his work?

That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the North Somerset conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

I am purchasing a house without a mortgage in North Somerset. I have resided for the last twelve years in North Somerset. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?

In the absence of a home loan, then almost all of the North Somerset conveyancing searches are non-obligatory. Your lawyer will try and sway you, no-doubt strongly, that you should have searches completed, but he has a professional duty to do this. One thing to consider; if you are intend to dispose of the house at a future date, it will be of interest to your future buyer what the searches contain. On occasion premises with day to day issues can still throw up negative search results. A good conveyancing solicitor in North Somerset should provide you some helpful advice here.

Should lawyers request an advanced payment for my conveyancing in North Somerset?

If you are buying a property in North Somerset your solicitor will ask you to provide them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any deposit is payable against the sale price then this will be needed immediately prior to exchange of contracts. Any further balance that is needed should be transferred shortly before completion.

I opted to have a survey completed on a property in North Somerset in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some lenders may not give a mortgage on this type of home.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North Somerset. Conveyancing will be smoother if you use a solicitor in North Somerset especially if they are accustomed to such properties in North Somerset.

Estate agents have just been given the go-ahead to market my 2 bed flat in North Somerset.Conveyancing has not commenced however I have recently had a quarterly maintenance charge invoice – Do I pay up?

It best that you clear the maintenance contribution as usual because all ground rent and service payments will be allottedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process