I have given 2 months notice to my current landlord and have to leave my let out apartment in Somerset by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in 5 weeks as don't want to have to move into short term accommodation?

Generally one should not serve notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, update to your lawyer and request that they chase the owners solicitors, try to get a realistic time scale from them that everyone will aim towards

When it comes to mortgage companies such as Virgin Money, do Somerset solicitors face a yearly amount to be on the conveyancing panel?

We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Somerset property lawyer on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

The mortgage over my property is with Santander for my property in Somerset. 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 Santander?

You must advise Santander prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies 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 Santander directly. You need not do this via a Santander conveyancing panel lawyer.

I require quick conveyancing in Somerset as I am under an ultimatum to sign on the dotted line inside 2 weeks. Thankfully I do not require a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you are at free not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Somerset the following are instances of what can show up and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...

It has been 4 months since my purchase conveyancing in Somerset concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Can you offer any advice when it comes to appointing a Somerset conveyancing practice to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Somerset conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Somerset conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

If the firm is not ALEP accredited then what is the reason? How many lease extensions has the firm carried out in Somerset in the last 12 months?

Somerset Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Where a Somerset lease has no more than 80 years it will impact the salability of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you will need to own the premises for two years before you are eligible to exercise a lease extension. It would be wise to discover as much as you can concerning the managing agents as they can either make your life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to day to day issues such as the tidiness of the communal areas. Don't be shy to ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that the service fees are due to the relevant party and specifically what you get for your money. How much is the ground rent and service charge?