Find a Lender-Approved Local Conveyancer in Frenchay Common

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

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

Reasons to use our Frenchay Common conveyancing solicitors

  • 1 The mark of a good conveyancing solicitor in Frenchay Common is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) often falls short of the high standards of professionalism you would hope for.
  • 2 Frenchay Common property lawyers will acquainted with the local Land Registry Office, Local Authority and selling agents
  • 3 Low cost packages from online conveyancers might be tempting. However, these firms are often located hundreds of kilometers away with limited appreciation of the factors that affect property transactions in Frenchay Common
  • 4 The organisations identified on our web pages have a variation of conveyancing solicitors, legal executives and support staff handling over one hundred thousand cases annually.
  • 5 Excellent communication and a wealth of expertise are key benefits that you should seek when selecting conveyancing solicitors. Frenchay Common property deals can be made a lot more complicated as a result of lack of transparency between all the parties. The lawyers listed endeavour to make sure that the lines of communication are open and act on arising issues and developments expeditiously.

Examples of recent conveyancing in Frenchay Common since February 2024*

Recently asked questions about conveyancing in Frenchay Common

I am considering applying for a TSB mortgage for purchase of a new build (under development) in Frenchay Common with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?

In theory, you could use a solicitor that is not on the TSB conveyancing panel, but TSB would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Frenchay Common?

There are many recorded licenced Conveyancers in Frenchay Common and Solicitor partnerships in Frenchay Common to choose from It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

When it comes to mortgage companies such as Skipton, do Frenchay Common solicitors incur an annual charge to be on the list of approved solicitors?

We are unaware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being problematic. The Frenchay Common solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Frenchay Common is the location of the property. Is there any advice you can impart?

Flying freeholds in Frenchay Common are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Frenchay Common you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frenchay Common 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 have been pointed in your direction by a few property agents in Frenchay Common to locate a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your services rather than alternative conveyancing organisations?

We refuse to make any financial incentive for directing people in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.

Having checked my lease I have discovered that there are only 68 years unexpired on my flat in Frenchay Common. I am keen to get lease extension but my freeholder is absent. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to find the freeholder. In some cases an enquiry agent should be useful to try and locate and prepare an expert document to be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Frenchay Common.

I am the registered owner of a garden flat in Frenchay Common, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Frenchay Common with a long lease are worth £195,000. The ground rent is £45 charged once a year. The lease expires on 21st October 2087

With 63 years left to run the likely cost is going to span between £16,200 and £18,600 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.

Our conveyancing solicitor in Frenchay Common has requested from me identification documents stating that this is part of his legal duty as a solicitor on the mortgage company Conveyancing panel. Can this be correct?

Anti-terror and anti-money-laundering rules require Frenchay Common conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the bank also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the mortgage company's UK Finance Lenders’ Handbook requirements

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Sample of conveyancing solicitors in Frenchay Common regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Frenchay Common 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

Commercial Conveyancing solicitors in Frenchay Common regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Frenchay Common specialising in commercial conveyancing in Frenchay Common. This could include advice on buying and selling small and large scale commercial property and agricultural land
  • 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

Domestic Licensed Conveyancers in Frenchay Common regulated by the CLC

Please note that the listed conveyancers do not limit their work for conveyancing in Frenchay Common but also conveyancing across England and Wales.
  • Ocean Property Lawyers Ltd, Unit 7 The Willow Brook Centre, BS32 8BS
  • Ocean Property Lawyers Ltd, 199 Gloucester Road, BS7 8BG
  • Hoffman Male, Regus Aztec West, BS32 4AQ
  • Ocean Property Lawyers Ltd, 73 Westbury Hill, BS9 3AD
  • Ocean Property Lawyers Ltd, 199 Whiteladies Road, BS8 2SB

*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.