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Find a Bristol Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bristol? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bristol home move at risk of delay or failure.

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Recently asked questions about conveyancing in Bristol

My partner and I are planning to acquire a house in Bristol and have appointed a Bristol conveyancing firm. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. The Royal Bank of Scotland have this evening contacted us to advise us that they have now hit a problem as our Bristol solicitor is not on their approved list of lawyers. Is this a problem?

When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Bristol solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

The sellers of the property we are purchasing have instructed a conveyancing solicitor in Bristol who has insisted on a exclusivity contract with a payment 6,000. Are such agreements recommended for Bristol conveyancing transactions?

This type of arrangement is unusual in Bristol, conveyancers will often direct clients away from them as they divert attention from the primary focus, namely conveyancing and if you end up losing your deposit then the lawyer is left exposed. In addition, there is no assurance that just because the owner has entered into an exclusivity agreement they will complete the sale with you. They may be tempted to break the contract if they are offered sufficient incentive to do so because an aggrieved purchaser with the benefit of a exclusivitycontract will still be obliged establish consequential losses from the breach and this may not equalise the extra amount that the owner may obtain by breaching the agreement, no matter how morally reprehensible that may be.

four months have gone by since my purchase conveyancing in Bristol concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am on look out for some leasehold conveyancing in Bristol. Before diving in I require certainty as to the number of years remaining on the lease.

If the lease is registered - and almost all are in Bristol - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a garden flat in Bristol, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Bristol with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2090

You have 66 years remaining on your lease we estimate the price of your lease extension to be between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

How much should conveyancing in Bristol cost?

The total sum charged for conveyancing in Bristol will vary considerably from solicitor to solicitor. Given these differences it is particularly critical for you to find this out when you first choose a conveyancer. It is advisable to find a few like for like quotes.

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