I plan on buying a ground floor flat in Downend. My Conveyancer has never been on on the lender conveyancing list. Is it possible for me to use my Downend conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?

You have numerous alternatives available to you here

• Complete the purchase with your chosen Downend solicitor but your lender will undoubtedly retain a solicitor on their approved list. The net result is additional fees and likely delay.
• Get a new lawyer to act in the purchase, making sure they are on the bank conveyancing panel.
• Appeal to your conveyancer to attempt to join the bank panel

I require conveyancing for a flat in a fairly new development (6 years old) in Downend. Almost all the properties have already been occupied. Is it strictly necessary to order local searches for my conveyancing in Downend?

You would be putting yourself at risk in failing carrying out Downend conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. Where speed and expenses are primary concerns you should discuss with your solicitor about the options such as lack of search insurance available to you

We are due to move house in December. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Downend. Conveyancing lawyer was organised prior to coming across your page.

On the afternoon of completion you will need to collect the keys from your estate agent however this should only take place once the previous owners lawyers confirm to the agent that they have the completion monies and the keys can be released. After that you will need to inform the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a conveyancing in Downend or a legal practice with expertise in conveyancing in Downend.

I am buying a end of terrace house in Downend. The intention is to carry out a loft conversion at the property.Will the conveyancing process include checks to ascertain if these works are permitted?

Your property lawyer should check the registered title as conveyancing in Downend can sometimes reveal restrictions in the title documents which prohibit certain works or require the consent of a 3rd party. Some works need local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

Are all Downend Conveyancing Quality Solicitors on the Barclays conveyancing panel?

It is true that some banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

It has been four months since my purchase conveyancing in Downend took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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 premises 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've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Downend. Conveyancing lawyers have not yet been instructed. Will they explain the issues?

Most houses in Downend are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Downend so you should seriously consider shopping around for a Downend conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your lawyer should advise you fully on all the issues.

I invested in buying a 2 bed flat in Downend, conveyancing formalities finalised 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Downend with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2097

With only 72 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.