Find a Lender-Approved Local Conveyancer in Henbury

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Our lawyers are committed to delivering the best property conveyancing to Henbury vendors and purchasers

Reasons to use our Henbury conveyancing solicitors

  • 1 Henbury conveyancers work in partnership with Henbury estate agents, house builders, surveyors, mortgage companies and other professionals to ensure that the highest level of service is provided to home movers every step of the way, with the intention of reducing administrative burdens and transaction times
  • 2 On the balance of probabilities the other side’s conveyancers are located in Henbury - if so sets of lawyers are likely to be less confrontational
  • 3 This site is the first site that enables you the ability to check that your property ownership legalities in Henbury will be conducted by a property lawyer on your lender’s member panel.
  • 4 The Henbury conveyancing practitioners that are identified are dedicated to providing the most cost, efficient and transparent conveyancing service to purchasers, sellers and investors in Henbury
  • 5 The mark of a good conveyancing solicitor in Henbury is quality not quantity. The level of service offered by conveyancing "factories" (sometimes 'recommended' by national chain estate agents) sometimes falls short of the level of professionalism you will expect.

Examples of recent conveyancing in Henbury since June 2021*

Recently asked questions about conveyancing in Henbury

I have 71 years unexpired on my lease and need a lease extension for my flat in Henbury. Conveyancing solicitors on the Nationwide Building Society panel can deal with such extensions right?

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting 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 17/9/2021 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.

We are buying a property in Henbury. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Henbury?

There are many recorded licenced Conveyancers in Henbury and Solicitor partnerships in Henbury to choose from We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it the case that all Henbury solicitor practices on the Aldermore conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Aldermore conveyancing panel they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.

I'm converting the mortgage on my primary house to a BTL mortgage with Lloyds TSB Bank and I will use the ballance of the raised equity as a deposit on a second property. The location we are talking about is Henbury. Will your solicitors be able to act for the two mortgage companies and tie in the transactions?

Make use of our comparison tool on this site to check that the conveyancers are on the appropriate lender panels. Assuming that they are the lawyer should be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and make clear your expectations and needs.

Am I best advised to appoint a Henbury conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can conduct the legal work but they are based approximately 350miles away.

The primary upside of using a local Henbury conveyancing practice is that you can drop in to sign documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that should trump using an unfamiliar Henbury conveyancing solicitor just because they are local.

When it comes to leasehold conveyancing in Henbury what are the most frequent lease defects?

Leasehold conveyancing in Henbury is not unique. All leases are individual and drafting errors can result in certain provisions are missing. The following missing provisions could result in a defective lease:

    Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Norwich and Peterborough Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the purchaser to pull out.

Henbury Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

    Most Henbury leasehold apartments will be liable to pay a service charge for maintenance of the building set on behalf of the landlord. Where you acquire the flat you will have to meet this contribution, usually quarterly throughout the year. This can vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant amount, say approximately £25-£75 but you need to enquire it because occasionally it could be many hundreds of pounds. Best to be warned if window replacement or some other major work is due in the near future to be shared between the leaseholders and may well materially increase the the service charges or necessitate a one time payment. What is the name of the managing agents?

My property lawyer in Henbury has informed me that he requires proof of ID documents stating that this is part of his legal duty as a conveyancer on the bank Conveyancing panel. Is this right?

Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Henbury

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Sample of conveyancing solicitors in Henbury regulated by the SRA

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

  • Lyons, 49 High Street, Westbury-on-Trym, Bristol, South Gloucestershire, BS9 3ED
  • The Divorce Practice, 52a High Street, Westbury-on-Trym, Bristol, South Gloucestershire, BS9 3DZ
  • Devereux & Co, 52a High Street, Westbury-on-Trym, Bristol, Avon, BS9 3DZ
  • Amd Solicitors Limited, 100 Henleaze Road, Henleaze, Bristol, South Gloucestershire, BS9 4JZ
  • Martin Evans, 36 Laurie Crescent, Henleaze, Bristol, Avon, BS9 4TA

Domestic Licensed Conveyancers in Henbury regulated by the Council of Licensed Conveyancers

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

Planning law solicitors in Henbury regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Henbury specialising in planning law. This will likely include advice on planning applications and appeals
  • Martin Evans, 36 Laurie Crescent, Henleaze, Bristol, Avon, BS9 4TA
  • Star Legal Limited, 3 Richmond Hill, Clifton, Bristol, Bristol, BS8 1AT
  • Temple Bright Llp, 29 Great George Street, Bristol, BS1 5QT
  • Bevan Brittan Llp, Kings Orchard, 1 Queen Street, Bristol, Bristol, BS2 0HQ
  • Clarke Willmott Trust Corporation Limited, 1 Georges Square, Bristol, South Gloucestershire, BS1 6BA

*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.