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Find a Bedminster Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bedminster? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bedminster home move at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Bedminster conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Bedminster

What happens if my lawyer’s firm is expelled from the Nationwide Conveyancing panel ahead of completing my conveyancing in Bedminster?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

When it comes to lenders such as Nottingham, do Bedminster property lawyers have to pay an annual charge to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

I have paid off my mortgage with Kent Reliance. I assume I don't need a Bedminster lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
  3. Kent Reliance has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Kent Reliance mortgage has been paid off.

Completion of my purchase has taken place for my property in Bedminster. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

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

Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Bedminster. 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 on look out for some leasehold conveyancing in Bedminster. Before I get started I require certainty as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Bedminster - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a garden flat in Bedminster, conveyancing was carried out in 2002. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Bedminster with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2074

With 52 years left to run we estimate the price of your lease extension to be between £29,500 and £34,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

My husband and I are hoping to buy a 2 bedroom flatin Bedminster with a loan from a mortgage company. We have a solicitor in Bedminster yet our bank inform us now that she’s not approved on their "panel". We have to appoint from the our mortgage company panel solicitors or keep our Bedminster solicitor and incur the extra legals for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that our lender use our Bedminster lawyer?

No, not really. The lender mortgage issued is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including most conveyancing solicitors in Bedminster : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your mortgage company.

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