LM Logo

Find a Lender-Approved Local Conveyancer in Trowbridge

Ready to buy a new home? Find a law firm approved by your lender.

Selecting the right solicitor is the most important decision when it comes to your Trowbridge conveyancing

Reasons to use our Trowbridge conveyancing solicitors

  • 1 The organisations shown on our web pages have a mix of conveyancing solicitors, legal executives and support staff handling thousands of conveyancing matters each year.
  • 2 Low cost packages from online conveyancers might seem attractive. However, these firms are often located hundreds of kilometers away with limited appreciation of the factors that affect property transactions in Trowbridge
  • 3 Experience means that Trowbridge conveyancer have established valuable connections with Trowbridge local estate agents, banks, building societies, landlords and house builders enabling them to liaise at speed with all parties involved in the process of undertaking your house sale or purchase in Trowbridge.
  • 4 The Trowbridge conveyancing firms that are listed are dedicated to providing value for money, efficient and transparent conveyancing service to borrowers, sellers and remortgagors in Trowbridge
  • 5 Retaining the services of a high street Solicitor generally means that you will receive a more personalised service. Sometimes when dealing with a an online conveyancing factory, your matter is dealt with by a team of people who who progress matters by determining whether the ‘computers says no’.

Examples of recent conveyancing in Trowbridge since January 2025*

street view

Sale

of semi property, Pitman Avenue, BA14 0BX completing on 10/01/2025 at a price of £245,000. The legal transfer of property included amongst the various tasks: agreeing completion date with parties, preparing statement detailing charges, setting up the completion formalities

street view

Transfer

of terraced residence, Sycamore Grove, BA14 0JB completing on 28/01/2025 at a price of £245,000. The legal transfer of property included amongst the various tasks: dealing with appropriate requisitions and enquiries, sending the transfer to the vendor for execution in preparation for completion, setting up the completion formalities

street view

Sale

of house residence, Abrahams Close, BA14 0ND completing on 17/01/2025 at a price of £350,000. The conveyancing process included amongst the various tasks: sending conveyancing papers to buyers representatives, sending the transfer to the vendor for execution in readiness for completion, taking formal instructions from and updating the seller client

street view

Sale

of house premises, The Croft, BA14 0RP completing on 24/01/2025 at a price of £375,000. The legal transfer of property included amongst the various tasks: sending conveyancing papers to buyers representatives, sending the transfer to the seller for signature in readiness for completion, agreeing completion date with parties

Recently asked questions about conveyancing in Trowbridge

My husband and I are looking to purchase a home in Trowbridge and are in fact using a Trowbridge conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Skipton Building Society have this afternoon contacted us to inform me that they have now hit a problem as our Trowbridge 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 usual for the purchasers' lawyers to also represent the purchaser's lender. 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 solicitor should contact your bank 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Trowbridge lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

My Solicitor in Trowbridge is not listed on the Nationwide Building Society Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Nationwide Building Society panel of approved conveyancing solicitors?

The limited options open to you here include:

  1. Carry on with your preferred Trowbridge solicitors but Nationwide Building Society will need to instruct a conveyancer on their panel. This will inevitably rack up the overall legal charges as well as result in delays.
  2. Get an alternative practitioner to act in the conveyancing, obviously checking they are on the Nationwide Building Society panel

I am purchasing a property in Trowbridge. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Kent Reliance your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Kent Reliance where a lease fails to comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Trowbridge.

I am currently in the process of buying my council flat in Trowbridge. I have a mortgage offer with Bank of Ireland. 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 use 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being a right pain. The Trowbridge solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am buying a new build flat in Trowbridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Trowbridge

    Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am looking at a two apartments in Trowbridge both have approximately fifty years unexpired on the leases. Will this present a problem?

There are no two ways about it. A leasehold flat in Trowbridge is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. The majority of buyers and lenders, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Trowbridge conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Trowbridge - A selection of Questions you should consider Prior to Purchasing

    How much is the ground rent and service charge? In the main the outlay for major works tend not to be built into the service charges, albeit that there some managing agents in Trowbridge obliged leasehold owners to pay into a sinking fund and this is used to offset against larger works. What is the name of the managing agents?

What range of conveyancing services do Trowbridge conveyancing firms manage?

In the main Trowbridge conveyancing solicitors will handle various legal advice to home and land owners, sellers, investors, freeholders and tenants assistingwith some of the following:

    Domestic sale conveyancing in Trowbridge and beyond Property purchase conveyancing in Trowbridge and throughout England and Wales Trowbridge conveyancing for Buying off mortgagees in possession in and outside of Trowbridge Joint ownership and cohabitation agreements Acquisition of Council property under the Right to Buy Scheme All types of leasehold accommodation including, apartments and maisonettes

Last updated

Residential Landlord and Tenant Conveyancing solicitors in Trowbridge

The list below is a small selection of solicitors in Trowbridge with expertise in landlord and tenant law and on the regulations governing different types of tenancies. This will likely include advice on Rent Act Protected, Assured and Assured Shorthold tenancies

  • Blb Solicitors, Rodney House, 5 Roundstone Street, Trowbridge, Wiltshire, BA14 8DH
  • Mccloy (ls) Limited, 4 The Shambles, Bradford-on-Avon, Wiltshire, BA15 1JS
  • Mccloy Legal, 4 The Shambles, Bradford-on-Avon, Wiltshire, BA15 1JS
  • Pinniger Finch & Co, 35 Church Street, Westbury, Wiltshire, BA13 3BZ
  • Goughs Lawyers Llp, 5 Bath Road, Melksham, Wiltshire, SN12 6LN

Planning law solicitors in Trowbridge regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Trowbridge with expertise in planning law. This should include advice on making sure people do what the planning regulations say
  • Blb Solicitors, Rodney House, 5 Roundstone Street, Trowbridge, Wiltshire, BA14 8DH
  • Goughs Lawyers Llp, 5 Bath Road, Melksham, Wiltshire, SN12 6LN

Residential in Trowbridge is a complex business, both legally and administratively. The exact order of events varies slightly, below are some of the tasks in the process.

  • Solicitor instructed by the buyer on acceptance of the offer
  • Examining the title unregistered or registered
  • Conducting Trowbridge property searches for the title
  • Considering the draft contract pack and other papers collated by the seller’s solicitor
  • Submitting queries with the owner’s solicitor
  • Negotiating the sale contract
  • Examining replies supplied by the owner to pre-contract enquiries
  • Agreeing the wording for the Transfer Deed for completion
  • Guiding the purchasing in respect of the loan offer: (if appropriate)
  • Drafting and sending the buyer a report on title (that is; summarising to the purchaser on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Proceeding to exchange of contracts and then preparing for completion
  • Completing and submitting to HMRC the correct stamp duty forms and payment
  • Dealing with the registration procedures for the change in ownership and the home loan (if applicable) at the HMLR.

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.