I am getting a offer of a home loan from Santander. I would like to use a Licensed Conveyancer in Almondsbury. Does the Santander Solicitor panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

The Almondsbury conveyancing firm that I recently instructed on my house acquisition in Almondsbury have without warning shut down. They were on acting for me because I needed a lawyer on the Nationwide conveyancing panel and my previous Almondsbury lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Nationwide conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

Just had an offer accepted on a new build flat in Almondsbury. Conveyancing is daunting 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 legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Almondsbury

Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am looking for a conveyancing solicitor in Almondsbury for my home move. Is it possible to review a solicitor's record with the profession’s regulator?

You may review documented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training purposes.

I have recently realised that I have 62 years left on my lease in Almondsbury. I am keen to get lease extension but my landlord is can not be found. What should I do?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to find the freeholder. For most situations an enquiry agent should be helpful to conduct investigations and to produce an expert document which can be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Almondsbury.

Leasehold Conveyancing in Almondsbury - Examples of Queries before Purchasing

The majority of Almondsbury leasehold flats will have a service bill for the upkeep of the building levied by the management company. Should you acquire the apartment you will have to pay this contribution, normally periodically throughout the year. This can be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common grounds. In all probability there will be a ground rent for you to pay annual, normally this is not a significant figure, say around £50-£100 but you need to enquire it because on occasion it can be surprisingly expensive. The answer will be helpful as a) areas may result in problems for the building as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have an issue with the running of the building you will want to have complete disclosure Does the lease contain onerous restrictions?