After what seems like an age a mortgage offer from Nationwide for the refinancing of my 2 bedroom garden flat is to be issued imminently. Could you put forward a low cost conveyancing solicitor in Bristol?
You are on the wrong site if you are in need of the cheapest conveyancing solicitors in Bristol. Our intention is to offer cost effective conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint companies teasing you with low cost conveyancing in Bristol. Optimistically, in being led by cheap conveyancing, you will get your money’s worth and at worst you will end up invoiced for extras and still not receive the service required.
Can the conveyancing lawyers that you recommend conduct auction conveyancing in Bristol?
There are a number of niche lawyers we can put you in touch with those conducting auction conveyancing. Bristol is one of the many areas of in which our lawyers are based.
My lawyer in Bristol is not on the National Westminster Bank Approved Panel. Can I still retain my family solicitor notwithstanding that they are not on the National Westminster Bank approved list?
Your options are as follows:
- Carry on with your preferred Bristol solicitors but National Westminster Bank will need to retain a conveyancer on their list of acceptable firms. This will inevitably rack up the overall legal charges as well as result in delays.
- Choose an alternative solicitor to to deal with the conveyancing, obviously checking they are on the National Westminster Bank panel
Are there restrictive covenants that are commonly picked up during conveyancing in Bristol?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bristol. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm buying a new build house in Bristol with a mortgage from Santander. The developers refused to reduce the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not inform my lawyer about the deal as it may affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Bristol is the location of the property. Can you offer any assistance?
Flying freeholds in Bristol are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bristol you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bristol may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.