My husband and I are looking to acquire a flat in Frenchay Common and are in fact using a Frenchay Common conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays Direct have this afternoon contacted us to advise us that they have now hit a problem as our Frenchay Common lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Frenchay Common lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
It is 10 years ago since I purchased my house in Frenchay Common. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the deeds. Will this cause complications?
Don’t worry too much. Firstly the deeds may be with the mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Almost all conveyancing in Frenchay Common involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
I am the single beneficiary of my late grandmother’s will and I have everything in my name now, including the my former home in Frenchay Common. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. many lenders would take a practical view as this clause principally exists to capture the purchase and immediately sell or the flipping of property.
I am currently in the process of buying my council flat in Frenchay Common. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I had an offer accepted on a property in Frenchay Common on 24/2/2026, valuation was booked five days later, received a clean bill of health. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
four months have elapsed following my purchase conveyancing in Frenchay Common took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 was recommended by three or four local property agents in Frenchay Common to choose a property lawyer on your site. What’s the financial advantage for Estate Agents to offer your lawyers over and above alternative conveyancing organisations?
We refuse to offer any commission for sending work our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are four weeks into a residential purchase having been directed to conveyancers by the estate agent to perform conveyancing in Frenchay Common. I am am very frustrated with the quality of service. Could you you assist me in finding new lawyers?
A conveyancer would have to be very poor to suggest changing them. Has the mortgage been sent? In the event that it has you need to make them aware of the new conveyancer and ensure the loan are issued to the new lawyers. Your new conveyancer should be on the banks panel to avoid escalating expenses and complications. That should be your starting point. Our search tool will assist you in finding a bank approved conveyancer for your home move in Frenchay Common