Me and my fiance are purchasing a 1 bedroom apartment in Bristol with a mortgage. We wish to retain our Bristol conveyancer, but the lender says she’s not on their "panel". It seems we have little choice but to instruct one of the mortgage company panel conveyancing practices or keep our Bristol property lawyer as well as pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Bristol conveyancing lawyer to apply to be on the conveyancing panel.
My partner and I are approaching an exchange on a flat in Bristol and my mum and dad have sent the 10% deposit to my property lawyer. I am now advised that as the deposit has not come from me my conveyancing practitioner needs to make a notification to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the lender regarding my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The lawyer is legally required to clarify with lender to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
What will a local search inform me about the property we're purchasing in Bristol?
Bristol conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search plays an important part in many a Bristol conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I used Wolstenholmes a few years ago for my conveyancing in Bristol. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bristol of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How do I identify a Bristol law firm on the Yorkshire Building Society conveyancing panel? I have a car and am willing to travel upto 10miles to meet the lawyer.
You can use the facility on this website. Please select a bank and your location and you will see a number of Bristol conveyancing lawyers located nearest you. We have listed some Bristol conveyancing firms at the bottom of this page and you can telephone them to check whether they are on the Yorkshire Building Society panel
I want to let out my leasehold apartment in Bristol. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
The lease dictates relations between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Bristol do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I am the registered owner of a leasehold flat in Bristol, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Bristol with over 90 years remaining are worth £195,000. The ground rent is £45 per annum. The lease finishes on 21st October 2087
You have 63 years left to run we estimate the premium for your lease extension to range between £16,200 and £18,600 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.