I am planning to acquire a flat and need a conveyancing solicitor in Almondsbury who is on the Lloyds TSB Bank solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Lloyds TSB Bank in certain locations such as Almondsbury. We dont recommend any particular firm.

Will our conveyancer be making enquiries about flooding during the conveyancing in Almondsbury.

Flooding is a growing risk for conveyancers dealing with homes in Almondsbury. There are those who buy a house in Almondsbury, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a number of checks that can be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Almondsbury. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could commence a legal claim for losses as a result of such an inaccurate answer. A buyer’s conveyancers will also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, more detailed inquiries should be carried out.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Almondsbury is where the house is located. Is there any advice you can impart?

Flying freeholds in Almondsbury are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Almondsbury you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Almondsbury may ascertain 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.

As co-executor for the will of my aunt I am disposing of a house in Neath but live in Almondsbury. My conveyancer (who is 250 miles awayrequires that I execute a statutory declaration ahead of completion. Can you recommend a conveyancing solicitor in Almondsbury to attest this legal document for me?

strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Almondsbury based

Would local authority permission be needed to change a single dwelling into a couple of appartments in Almondsbury? This has been done to a property next door to my home in Almondsbury and was not aware of it happening until the works were finished.

Planning Consent yes. Building Regulations yes.