Our bank has recommended a law firm on their panel based in Bishopston but I would rather instruct a conveyancing lawyer in Bishopston round the corner to me. Can you assist?

It is by no means the case that all Bishopston conveyancing solicitors are approved and listed on all lender’s conveyancing panel. Use the above search tool to locate a Bishopston conveyancing solicitor on the on the lender panel.

We are getting the release of further monies on our mortgage from Nottingham as we want to conduct improvements to our property in Bishopston. Do we need to appoint a high street Bishopston solicitor on the Nottingham conveyancing panel to deal with the legals?

Nottingham would not normally require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham list.

I am buying a property in Bishopston. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?

As you are obtaining a mortgage with Aldermore your lawyer must follow the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease does not satisfy these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Bishopston.

We were going to get a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Bishopston solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Bishopston solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.

Should my lawyer be asking questions about flooding as part of the conveyancing in Bishopston.

Flooding is a growing risk for conveyancers specialising in conveyancing in Bishopston. There are those who buy a property in Bishopston, 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, satisfactory 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.

Solicitors are not qualified to give advice on flood risk, however there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Bishopston. The standard completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the owner, then a buyer may bring a compensation claim as a result of such an misleading response. A purchaser’s lawyers should also conduct an environmental search. This should higlight if there is a recorded flood risk. If so, more detailed investigations should be carried out.

I have a 4 bedroom Georgian house in Bishopston. Conveyancing practitioner represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bishopston and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

In surfing the internet for the phrase cheap conveyancing in Bishopston it brings up numerous conveyancersin the vicinity. How do I determine which is the right property lawyer for the sale of my house?

The ideal way of seeking the right conveyancer is through a personal testimonial, so ask friends and those you trust who have acquired a property in Bishopston or a local estate agent or financial adviser. Costs for conveyancing in Bishopston vary, so it's sensible to secure a minimum of three quotes from different companies. Be sure to seek confirmation what costs in the quote includes.