Find a Lender-Approved Local Conveyancer in Fishponds

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Cheap conveyancing in Fishponds does not necessarily mean low quality - but the odds are stacked against you

Top 5 reasons to use our service to help you find a local conveyancing solicitor in Fishponds

  • 1 The practices listed on our web pages have a variation of conveyancing practitioners, legal executives and support staff handling over one hundred thousand cases each year.
  • 2 The Fishponds conveyancing practitioners that are identified are committed to supplying the most cost, efficient and transparent conveyancing service to purchasers, sellers and investors in Fishponds
  • 3 Fishponds conveyancers are likely to be familiar with the local Land Registry Office, Local Authority and property agents
  • 4 Our site offers largest domestic conveyancing directory listing mortgage company approved law practices delivering conveyancing in Fishponds governed by the SRA or Council of Licensed Conveyancers.
  • 5 Property lawyer conveyancing solicitors have valuable personal connections with Fishponds estate agents and work very closely with them and local surveyors so as to ensure transactions proceed expeditiously.

Examples of recent conveyancing in Fishponds since August 2022*

Recently asked questions about conveyancing in Fishponds

I am obtaining a mortgage offer from Santander. My intention is to retain the legal services of a Licensed Conveyancer in Fishponds. Does the Santander Solicitor panel exclude Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

We see that you have a search directory identifying solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Fishponds?

We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fishponds.

Is it correct that all Fishponds CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?

Some major lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Fishponds lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
  3. Bank of Ireland has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Bank of Ireland mortgage has been paid off.

I currently have a mortgage with Santander for my property in Fishponds. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?

You must advise Santander in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel solicitor.

Are there restrictive covenants that are commonly identified during conveyancing in Fishponds?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Fishponds. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am purchasing a new build house in Fishponds with a loan from Aldermore. The sellers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not to tell my solicitor about the extras as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We are in the process of selling our flat in Fishponds. Conveyancing is fine but we are being charged an extortionate amount from the managing agents. So far we have forked out £295.50 for a leasehold management information and then a further £118 for responses to queries raised by the purchaser's conveyancer.

Your property lawyer will unlikely have any say over the extent of the bill for this information but the average fee for the information for Fishponds leasehold property is £395. For Fishponds conveyancing deals it is conventional for the owner to pay for these costs. The freeholder or their agents are under no legal obligation to answer such questions most will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Unfortunately there is no law that mandates capped charges for administrative tasks. There is no statutory time limit by which they are required to provide the information.

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Sample of conveyancing solicitors in Fishponds regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Fishponds but also conveyancing throughout England and Wales.

  • Davis Wood, 884 Fishponds Road, Fishponds, Bristol, Avon, BS16 3XB
  • Richard Herne & Co, 113 High Street, Staple Hill, Bristol, South Gloucestershire, BS16 5HF
  • Adams Burrows, 34 Broad Street, Staple Hill, Bristol, South Gloucestershire, BS16 5NS
  • Batchelor Sharp, 377-381 Two Mile Hill Road, Kingswood, Bristol, ., BS15 1AD
  • Barcan+kirby Llp, 111-117 Regent Street, Kingswood, Bristol, South Gloucestershire, BS15 8LJ

Residential Landlord and Tenant Conveyancing solicitors in Fishponds

The list below is a non-comprehensive list of solicitors in Fishponds specialising in landlord and tenant law and on the regulations governing different types of tenancies. This could include advice on Claims for damages for illegal

  • Davis Wood, 884 Fishponds Road, Fishponds, Bristol, Avon, BS16 3XB
  • Batchelor Sharp, 377-381 Two Mile Hill Road, Kingswood, Bristol, ., BS15 1AD
  • Barcan+kirby Llp, 111-117 Regent Street, Kingswood, Bristol, South Gloucestershire, BS15 8LJ
  • Dac Beachcroft Claims Limited, Portwall Place, C/o Dac Beachcroft Llp, Portwall Lane, Bristol, South Gloucestershire, BS1 9HS
  • South West Law (legal Services In The Community) Limited, 2nd Floor, 48-54 West Street, St. Philips, Bristol, South Gloucestershire, BS2 0BL

Commercial Conveyancing solicitors in Fishponds regulated by the SRA

The list below is a non-comprehensive list of solicitors in Fishponds specialising in commercial conveyancing in Fishponds. This will likely include advice on re-mortgaging commercial property
  • Davis Wood, 884 Fishponds Road, Fishponds, Bristol, Avon, BS16 3XB
  • Richard Herne & Co, 113 High Street, Staple Hill, Bristol, South Gloucestershire, BS16 5HF
  • Adams Burrows, 34 Broad Street, Staple Hill, Bristol, South Gloucestershire, BS16 5NS
  • Batchelor Sharp, 377-381 Two Mile Hill Road, Kingswood, Bristol, ., BS15 1AD
  • Barcan+kirby Llp, 111-117 Regent Street, Kingswood, Bristol, South Gloucestershire, BS15 8LJ

*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.