We are planning to acquire a 2 bedroom flat in Bishopston with a mortgage. We like our Bishopston solicitor, but the bank says he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Bishopston lawyer as well as pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Bishopston conveyancing lawyer to apply to be on the conveyancing panel.

It is a dozen years since I acquired my home in Bishopston. Conveyancing solicitors have just been appointed on the sale but I can't find my title documents. Will this cause complications?

Don’t worry too much. First the deeds may be retained by the mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Bishopston involves registered property but in the unlikely event that your property is not registered it is more of a problem but is not insurmountable.

What does a local search tell me about the property we're purchasing in Bishopston?

Bishopston conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Bishopston conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

Completion is due on the sale of our £125,000 maisonette in Bishopston on Friday in a week. The management company has quoted £300 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Bishopston?

Bishopston conveyancing on leasehold maisonettes normally necessitates the buyer’s lawyer sending questions for the landlord to answer. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in respect of administration charges, otherwise the charge is technically not due. Reality however dictates that you have little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

Bishopston Leasehold Conveyancing - A selection of Queries before buying

What prohibitions are there in the Bishopston Lease? What is the the remaining lease term? Are there any major works in the near future that will add a premium to the maintenance fees?

A conveyancing company acted on my conveyancing in Bishopston half a dozen years past having stored my title documents but has now closed – What can I do to get hold of them?

Title deeds, as such, are no longer appropriate for most homes in Bishopston are archived electronically at Land Registry. Where you need to show evidence of proprietorship or are disposing of or refinancing your conveyancing practitioner can obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.