I am selling my flat in Bristol and the EA has just text me to advise that the buyers are switching conveyancer. The excuse is that the lender will only work with solicitors on their conveyancing panel. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Bristol ?
UK lenders have always had panels of law firms they are willing to work with, but in the last 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 decades.
Banks attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say 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. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
My colleague suggested that where I am purchasing in Bristol I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Bristol conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Bristol around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Bristol.
The deeds to our property are lost. The conveyancers who conducted the conveyancing in Bristol 5 years ago have long since closed. What are my next steps?
As long as the title is registered the information relating to your ownership will be evidenced by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and obtain up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be obtained for a small fee.
How does conveyancing in Bristol differ for new build properties?
Most buyers of new build residence in Bristol contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Bristol usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Bristol or who has acted in the same development.
I am looking into buying my first house which is in Bristol and I am already nervous. I couldn't find anything specific about Bristol. Conveyancing will be needed in due course but do you know about the Bristol area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Bristol. In the meantime here are some basic statistics that we found
Am I best advised to appoint a Bristol conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can deal with the legal work but they are based 300miles away.
The benefit of a local Bristol conveyancing practice is that you can visit the firm to sign paperwork, deliver your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and in the main were happy that should surpass using an unknown Bristol conveyancing lawyer solely due to them being based in the area.