I am expecting a AIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Bristol solicitors on the conveyancing panel, or is it better to go independently?

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

It is not clear whether my mortgage offer requires a lease extension. I have called my Bristol building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Bristol conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?

Your must comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

have agreed my mortgage in principle, my offer on a property in Bristol has been agreed to, what happens next?

Your property agent will need to be informed of your 's details (be sure the are on the bank’s panel). Call up or the broker and finish off any relevant forms. will appoint a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. will send the offer to you and your . The transaction will then take it’s course according the nature and complexity of the conveyancing in Bristol.

I have a 4 bedroom Edwardian property in Bristol. Conveyancing lawyer acted for me and . I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?

You should review 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 Bristol and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.

I am buying my first flat in Bristol benefiting from help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not reveal to my conveyancer about this side-deal as it would impact my loan with . Is this normal?.

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 need to find a conveyancing solicitor for my conveyancing in Bristol. I happened to discover a site which looks to be the ideal offering If there is a chance to get all formalities completed via phone that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am searching for Bristol competitive conveyancing fees. Can I be assured that all the Bristol firms that are listed on your website are on the mortgage company conveyancing panel?

The law firms listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Bristol firm being on the bank conveyancing panel is incorrect.