I was recommended to a lawyer who has quoted £995 for freehold conveyancing in Bristol. I am hoping to sell a Georgian property for £175,000. This seems too much. Is it above the average fee for conveyancing in Bristol?
The charges are a bit high. If you shop around you could get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, you couldlive to regret choosing an a cheaper lawyer. Remember to be sure the firm can also act for your lender. Do use our search tool to select a Bristol conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Bristol.
Do the Building Society Association intend to launch a searchable register to list firms on the Earl Shilton BS conveyancing panel for instance in Bristol?
We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.
Last month we had a mortgage agreed in principle with RBS. Bristol conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS conducted the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bristol solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Bristol surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have finally had an offer on a maisonette in Bristol accepted, but there is a chain. The sellers have offered on somewhere, but it’s not been accepted yet, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Bristol. What should be my next step? At what point should I apply for the mortgage with Principality?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Bristol conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the Principality approved list. Regarding the subsequent phase this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with the conveyancing in Bristol.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Bristol is where the house is located. Can you shed any light on this issue?
Flying freeholds in Bristol are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bristol you must be sure that your lawyer goes 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 Bristol may decide 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 property.
Am I best advised to appoint a Bristol conveyancing practitioner who is local to the property I am buying? We have a good friend who can execute the legal work but they are based 400miles drive away.
The primary upside of using a local Bristol conveyancing firm is that you can pop in to execute documents, hand in your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and they were happy that must surpass using an unknown Bristol conveyancing solicitor solely due to them being based in the area.