Is the fact that my solicitor in Bristol is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Bristol conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am purchasing a house and need a conveyancing solicitor in Bristol who is on the Alliance & Leicester approved. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Bristol. We dont recommend any particular firm.
What can a local search tell me concerning the property I am purchasing in Bristol?
Bristol conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Bristol conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I am downsizing from my home. My former lawyers closed down. I am in need of a recommendation of a conveyancing firm. Im based in Bristol if that affects matters.
You should use our search tool to help you choose a solicitor for your conveyancing in Bristol. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Can you provide any top tips for leasehold conveyancing in Bristol with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Bristol can be bypassed if you instruct lawyers as soon as your agents start marketing the property and ask them to put together the leasehold documentation which will be required by the buyers’ representatives. Many freeholders or managing agents in Bristol levy fees for providing management packs for a leasehold property. You or your lawyers should find out the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Bristol. If there is a history of any disputes with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. A minority of Bristol leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.
I invested in buying a 1 bedroom flat in Bristol, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bristol with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2092
With only 67 years unexpired we estimate the price of your lease extension to range between £10,500 and £12,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
It has taken forever and a day but a mortgage agreement from a mortgage company for the remortgage of my 4 bedroom garden flat is coming within the next few days. Can you suggest an efficient remortgage conveyancing lawyer in Bristol ?
This site is not designed to help in pursuit of a cheap conveyancing in Bristol. Our intention is to offer value for money conveyancing but we do not work with the cheapest lawyers. Resist the temptation to appoint brokers offering £99 conveyancing in Bristol.At best, in going for cheap conveyancing, you will get what you pay for and at worst you will end up being stung for extras and still not receive the service expected.