The Somerstown conveyancing firm handling our Somerstown conveyancing has spotted a discrepancy between the assumptions in the home valuation report and what is in the conveyancing documents. My solicitor informs me that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s approach legitimate?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

As a novice what is the most important advice you can impart concerning purchase conveyancing in Somerstown?

Not many law firms or advisers will tell you this but conveyancing in Somerstown and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and other parties involved in the ownership transfer. For example, the seller, estate agent and sometimes the mortgage company. Appointing a solicitor for your conveyancing in Somerstown should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to protect your legal interests and to keep you safe.

Every so often a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For instance, the selling agent may claim to be helping by suggesting your lawyer is slow. Or your financial adviser may try to convince you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am helping my aunt sell her house in Somerstown. Does the conveyancer commission an energy performance certificate or it is for the owner to see to?

Following the demise of Home Packs, energy performance certificates was left as a required element of moving house. An energy assessment needs to be commissioned in advance of the property being marketed. This is not as aspect of the sale process that conveyancers ordinarily organise. If you are using a Somerstown conveyancing practitioner they may help arrange energy assessments given their contacts with long established local providers

A relative advised me that in buying a property in Somerstown there may be a number of restrictions prohibiting external alterations to a property. Is this right?

We are aware of a number 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.

I am currently in the process of buying my council flat in Somerstown. I have a mortgage agreed with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Somerstown I like with a park and station in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Somerstown in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

I am selling my property. My previous lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Somerstown if that makes things easier.

Please use our search tool to help you choose a solicitor for your conveyancing in Somerstown. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.