How do I identify cost effective conveyancing in Bristol?
First ask relatives whom they would instruct.
Option 2 is to look on the web for conveyancing in Bristol. Telephone a couple or more firms from the list and ask them to send you their conveyancing quote and speak to the lawyer who will handle the conveyancing prior tocommitting.
Option 3 is to make use of this site to assist you in finding the right lawyers taking into account your individual factors including area of the property,deadlines, complexity and who the proposed mortgage company is. Do not be fooled by ninety nine pound conveyancing in Bristol
The vendors of the home we are hoping to buy have appointed a conveyancing solicitor in Bristol who has insisted on a preliminary contract with a payment 10k. Are such contracts generally advanced for Bristol conveyancing transactions?
This kind of arrangement is not the norm in Bristol, conveyancers are often found to direct clients away from them as they divert attention from the main conveyancing focus and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no assurance that just because the owner has signed a lock out contract they will sell to you. They may be inclined to break the agreement if they are offered a big enough incentive to do so because an aggrieved party with the benefit of a lockoutcontract will still be duty bound to show losses as a consequence of the breach and these may not equalise the extra amount that the owner may gain by breaching the agreement, however morally shameful the behaviour is.
I had intended to instruct a conveyancing solicitor in Bristol for our home move. Our financial adviser informed us that our mortgage company Yorkshire Building Society won't deal with them. Surely this is unfair competition?
Mortgage Companies tend to imposes restrictions either the category or the number of conveyancing practices on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must have two or more partners. As well as restricting the profile of firm, a few lenders have reduced the number of solicitor practices they allow to represent them. Be aware that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there are mixed opinions about the extent of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Bristol only carry out one or two conveyances a year.
My partner and I are selling our house in Bristol and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Bristol lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing practice rather than a conveyancing solicitor in Bristol. We have lived in Bristol for 4 years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
It has been five months following my purchase conveyancing in Bristol concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 property 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.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Bristol is the location of the property. Can you offer any assistance?
Flying freeholds in Bristol are rare 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 thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bristol may determine 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 property.