We wanted to use a conveyancing solicitor in Filton for our house purchase. Our financial adviser has since advised us that our mortgage company Santander won't deal with them. Why is this not regarded as unfair competition?

Pre- 2008 most lenders had an appetite for risk which was higher than today. Almost all Filton conveyancing firms would have been on most bank panels. The financial services regulator in 2010 carried out a thematic review into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more information from law firms regarding their operations and their employees and establishing certain criteria such a completing on a minimum amount of transactions. Many Filton conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Filton is one of the hundreds of locations where the lawyers we recommend are on the panel for Santander.

I require expedited conveyancing in Filton as I am faced with an ultimatum to exchange contracts inside one month. Thankfully I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

If.Given you are not taking a mortgage you are at liberty not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Filton the following are instances of what can appear and adversely affect market value: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...

I used Wolstenholmes a few years ago for my conveyancing in Filton. I now require my papers but the law firm is no longer operating. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Filton of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

How can the Landlord & Tenant Act 1954 affect my business offices in Filton and how can your lawyers assist?

The particular law that you refer to affords security of tenure to business lessees, giving them the a statutory right to make a request to court for a new lease and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Filton

I’m about to sell my ground floor apartment in Filton. Conveyancing lawyers have not yet been instructed, but I have just had a quarterly maintenance charge demand – what should I do?

The sensible thing to do is discharge the service charge as usual as all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a leasehold flat in Filton, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Filton with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease ceases on 21st October 2075

With just 50 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 plus legals.

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 investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.