I am nearing exchange of contracts for my maisonette in Bristol and the estate agent has just called to advise that the purchasers are appointing a new conveyancer. The reason given is that the lender will only work with property lawyers on their approved list. Why would a major mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Bristol ?
Banks have always had panels of law firms that can represent them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks justify this action to a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal 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 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. The buyers are unlikely to have any impact on this.
Do the conveyancing practitioners identified through your ’find a lawyer’ tool conduct right to buy conveyancing in Bristol?
We have identified a variety of conveyancing experts carrying out right to buy conveyancing You should contact us with a view to get a conveyancing quote.
I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to appoint a Bristol based conveyancing firm?
Do check but the the probability is that appoint one of their panel lawyers if you accept the "fee-free" offer. Contact the lender to see if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Bristol.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Bristol is the location of the property. What do you suggest?
Flying freeholds in Bristol are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bristol you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bristol may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am intending to sublet my leasehold flat in Bristol. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Bristol do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Bristol Leasehold Conveyancing - A selection of Queries before Purchasing
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What prohibitions are contained in the Bristol Lease? It would be sensible to investigate if the the lease includes any unreasonable restrictions in the lease. For example it is very common in Bristol leases that pets are not permitted in certain buildings in Bristol. If you like the apartmentin Bristol yet your dog is not allowed to move with you then you will be faced hard determination. It is important to be aware whether changing the roof or some other major work is due shortly that will be shared between the tenants and will materially increase the the service costs or result in a specific invoice.
Your search tool is useful but there are many lawyers listed near Bristol being on the bank conveyancing panel. Can you recommend a specific firm on the lender approved panel?
We are not in the business of recommending one firm above another as the right Bristol conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Bristol knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..