Find a Lender-Approved Local Conveyancer in Fishponds

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

You can try and find the cheapest conveyancing solicitors in Fishponds but be careful as you may get what you pay for.

Logical reasons to let us assist you find a high street conveyancing solicitor in Fishponds

  • 1 Fishponds property lawyers have a crucial advantage when it comes to Fishponds conveyancing as they have important local knowledge of local authority requirements, planning policies and other issues that will affect your conveyancing
  • 2 There is a strong possibility the other side’s solicitors have offices in Fishponds - if so both parties will have worked on conveyancing matters in the past
  • 3 Personal touch and pure property local knowledge are key benefits that you should seek when choosing conveyancing solicitors. Fishponds home moves can be made a lot more complicated as a result of poor communication between all the parties. The lawyers we work with ensure that the lines of communication are open and act on arising issues and developments instantly.
  • 4 The Fishponds conveyancing practitioners that are identified are committed to providing the most cost, efficient and transparent conveyancing service to purchasers, sellers and investors in Fishponds
  • 5 Our site offers most comprehensive domestic conveyancing directory service identifying bank approved property lawyers conducting conveyancing in Fishponds who are regulated by the SRA or Council of Licensed Conveyancers.

Examples of recent conveyancing in Fishponds since August 2021*

Recently asked questions about conveyancing in Fishponds

How do I find the right lawyer to supply a 1st class service for our conveyancing in Fishponds?

First ask your friends and family who they would recommend.

Option 2 is to use a comparison service on the internet for conveyancing in Fishponds. Phone a couple or more firms listed and request that they email you their conveyancing estimate and speak to the lawyer who will handle the conveyancing prior tocommitting.

Option 3 is to make use of our search tool to assist you in finding the right solicitors for you based on your individual factors including location,deadlines, complications and who the proposed mortgage company is. Resist the temptation to opt for ninety nine pound conveyancing in Fishponds

We are soon to exchange on the purchase of a property in Fishponds but as a consequence of wreckage from a small fire at the property I have was able negotiate reparation from the current proprietors in the sum of three thousand pounds in the form of a reduction in the price. This was going to be addressed as part of amending the contract however Coventry BS are not allowing this. Should they have been involved?

Any solicitor that is on a Coventry BS conveyancing panel is required to advise Coventry BS of any amendments to the sale price. If you were to refuse your lawyer to notify the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new lawyer for your conveyancing in Fishponds.

About to place an offer on a leasehold apartment in Fishponds. The selling agents say that it is standard for flats in Fishponds to have less than 75 years left on the lease. I am expecting a loan with Nationwide Building Society. Will the property be mortgageable given that the lease has 72 years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 30/11/2021 the requirements read as follows :

- Our minimum unexpired lease term is 55 years.
- There must be at least 30 years remaining at the end of the mortgage term (regardless of the length of lease at the start).

Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Issuing Office (Will be declined):
- Unexpired lease term less than 55 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period is less than or equal to 5 years

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 55 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial, etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Issuing Office (Will be declined)
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house (does not apply to Shared Ownership)
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to every 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Issuing Office (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Issuing Office):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years.

My husband and I have organised the release of further funds on our mortgage from Clydesdale as we want to carry out renovations to our property in Fishponds. Do we need to select a nearby Fishponds solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

It is unclear whether my mortgage offer requires a lease extension. I have called my Fishponds building society branch on various occasions and was told they are content with the situation and they would lend. My Fishponds conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their published requirements. I have no idea who is right.

The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

After months of negotiation I have agreed a price on an apartment in Fishponds. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. A few days later, the conveyancer called me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Should commercial conveyancing searches reveal planned roadworks that could affect a commercial premises in Fishponds?

Many commercial conveyancing solicitors in Fishponds will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Fishponds. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fishponds.

For each commercial conveyancing transaction in Fishponds it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Fishponds commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Fishponds.

What tools are available to locate a Fishponds solicitor on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am prepared to travel upto 20kilometers to meet the lawyer.

You can use the search on this page. Please choose the lender and your location and you will see a number of Fishponds conveyancing lawyers based on proximity. We have listed some Fishponds conveyancing firms at the bottom of this page and you can ring them to check whether they are on the Birmingham Midshires approved list

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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 firms listed below are a small selection of solicitors in Fishponds practicing in landlord and tenant law and on the regulations governing different types of tenancies. This may include advice on Court proceedings for possession

  • 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 firms listed below are a small selection of solicitors in Fishponds specialising in commercial conveyancing in Fishponds. This could include advice on commercial leases including all matters relating to landlord and tenant law
  • 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.