Much to our surprise we have been told by our mortgage adviser that my Frenchay Common the law firm I have appointed is not on the bank Solicitor panel. What can I do to be sure if this is correct?
You need to contact your Frenchay Common conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may recommend you to a Frenchay Common conveyancing firm that is on the approved list of lawyers for your mortgage company.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Frenchay Common. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/1/2026, the requirements read as follows :
I am buying a 4 bedroom semi-detached house in Frenchay Common. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these alterations are permitted?
Your conveyancer will check the deeds as conveyancing in Frenchay Common will on occasion identify restrictions in the title deeds which restrict categories of changes or require the permission of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I am purchasing a property in Frenchay Common. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum requirements for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Frenchay Common.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Frenchay Common is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Frenchay Common is where the house is located. Is there any guidance you can give?
Flying freeholds in Frenchay Common are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Frenchay Common you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frenchay Common 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 premises.
As co-executor for the estate of my father I am disposing of a property in Cardiff but live in Frenchay Common. My solicitor (approximately 300 kilometers awayneeds me to execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Frenchay Common who can attest and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Frenchay Common
I am intending to let out my leasehold apartment in Frenchay Common. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Frenchay Common do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Frenchay Common Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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The best form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this scenario the leaseholders benefit from being in charge if their destiny and even though a managing agent is usually employed if the building is larger than a house conversion, the managing agent is directed by the tenants. What is the service charge and ground rent on the flat? It is important to be aware if a new roof is being installed or some other major work is pending to be shared amongst the leaseholders and will dramatically increase the the service costs or necessitate a one off payment.