I had intended to instruct a conveyancing solicitor in Bristol for our home move. Our broker informed us that our bank Virgin Money won't deal with them. Surely this is unfair competition?

A lender may require an approved solicitor act for it. You would be expected to bear the charges for this. Please make use of our directory service to get a quote from a solicitor to conduct conveyancing in Bristol on the Virgin Money approved list of solicitors.

Should our solicitor be raising enquiries regarding flooding as part of the conveyancing in Bristol.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Bristol. Some people will buy a house in Bristol, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be initiated by the purchaser or by their conveyancers which will figure out the risks in Bristol. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to discover whether the premises has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could commence a claim for damages as a result of such an misleading answer. A buyer’s lawyers may also conduct an environmental search. This will indicate if there is any known flood risk. If so, additional inquiries will need to be conducted.

Have purchased a a detached house in Bristol , how long will it take for the Land Registry to record the transfer to my name? My Bristol conveyancing solicitor has been very slow, so I want to check the land registry aspects are dealt with.

There is nothing unique about conveyancing in Bristol registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently roughly three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration occurs once the purchaser is living at the premises so 'speed' is not typically top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.

I'm purchasing my first flat in Bristol with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not reveal to my lawyer about the deal as it will adversely affect my loan with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey completed on a house in Bristol prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to issue a loan on such a house.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bristol. Conveyancing will be smoother if you use a solicitor in Bristol especially if they are acquainted with such properties in Bristol.