I am selling my house in Keynsham and the estate agent has just called to say that the buyers are switching property lawyer. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Keynsham ?
Banks have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
I am about to put a bid on a leasehold apartment in Keynsham. The estate agents say that it is the norm for flats in Keynsham to have less than 75 years left on the lease. I am taking out a loan with Accord Mortgages. Will the property be mortgageable given that the lease has 70 years unexpired.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 28/7/2026 the requirements read as follows :
We are buying a terrace house in Keynsham. The intention is to convert the garage to an office at the property.Will legal investigations on the property involve enquiries to determine if these works are prohibited?
Your conveyancer will check the registered title as conveyancing in Keynsham will sometimes identify restrictions in the title documents which restrict categories of changes or necessitated the consent of a 3rd party. Many works call for 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 prior to committing yourself to a purchase.
TSB have agreed my home loan in principle, my bid on a flat in Keynsham has been accepted, what happens next?
Your property agent will need to be advised as to your property lawyer's details (be sure the conveyancing practitioners are on the bank’s panel). Contact TSB or the financial adviser and complete any relevant documentation. TSB will sellect a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. TSB will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Keynsham.
My sealed bid on a semi in Keynsham has been agreed to, the owners do nevertheless have a tied purchase. The sellers have offered on a property, however it’s not yet agreed to, and are looking at other apartments booked. I have chosen a nearby conveyancing solicitor in Keynsham. What should be my next step? At what point should I apply for the mortgage with Bank of Ireland?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Keynsham conveyancing search charges, etc). First, you must check that your solicitor is on the Bank of Ireland conveyancing panel. As to the subsequent steps this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market the majority of buyers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Keynsham.
The deeds to my home can not be found. The lawyers who conducted the conveyancing in Keynsham 5 years ago are no longer around. Will I be able to sell the house?
These day there are duplicates made of almost everything, and your conveyancer will know precisely where to locate all the relevant documentation so you may purchase or dispose of your house without a hitch. If copies are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
I have been advised by a number of selling agents in Keynsham to get a quote from a solicitor on your site. Is there a financial incentive for Estate Agents to promote your lawyers ahead of another?
We don’t offer any financial incentive for directing people our way. We found it would be just too difficult to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just found out that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Keynsham. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?
The majority of houses in Keynsham are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Keynsham so you should seriously consider shopping around for a Keynsham conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor should advise you fully on all the issues.