What is the best way to find the right solicitor to provide a 1st class service for my conveyancing in Downend?

Option 1 is to ask connections who they would recommend.

Second, look on the internet for conveyancing in Downend. Pick up the phone to two or three from the list and ask them to email you their conveyancing charges and have a conversation with the lawyer who will handle the legal process in advance ofmaking your choice.

Third is to make use of our search tool to help you find the right lawyers taking into account your individual expectations including the type of property,deadlines, complexity and who the proposed mortgage company is. Resist the temptation to appoint ninety nine pound conveyancing in Downend

What is the first thing I need to know about purchase conveyancing in Downend?

Not many law firms or advisers will tell you this but conveyancing in Downend and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for friction between you and others involved in the ownership transfer. E.g., the vendor, selling agent and sometimes a bank. Choosing a solicitor for your conveyancing in Downend is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to act in your best interests and to protect you.

Every so often a third party with a vested interest may attempt to sway you that it is in your interests to do things their way. As an example, the selling agent may claim to be helping by claiming that your conveyancer is dragging his heels. Or your financial adviser may advise you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am purchasing a property in Downend. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with TSB your lawyer must follow the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for TSB. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to TSB where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Downend.

I was told two weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Downend is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

Aldermore have agreed my mortgage in principle, my bid on a house in Downend has been accepted, now what?

The property agent will wish to be informed of your lawyer's details (make sure the solicitors are on the bank’s approved list). Telephone Aldermore or your broker and finish off any appropriate paperwork. Aldermore will instruct a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Aldermore will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Downend.

I own a semi-detached Georgian property in Downend. Conveyancing lawyer represented me and National Westminster Bank. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold under the exact same address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register as there may be 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 Downend and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing lawyer who completed the work.

In my capacity as executor for the estate of my uncle I am selling a house in Newport but reside in Downend. My conveyancer (approximately 250 miles from merequires that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing lawyer in Downend to witness and place their company stamp on the document?

Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Downend