Me and my fiancee are acquiring our first property. Our conveyancing practitioner has contact usto see if we want to order extra conveyancing searches. We are really unsure what's needed for conveyancing in Fishponds

The extent of Fishponds conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall attitude to risk. What matters is that you properly understand what information each search could give you. Then you can make a decision if you consider that you need that search. Where you are uncertain, ask the conveyancer to offer guidance.

We see that you have a post code search directory identifying law firms on the HSBC conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Fishponds?

We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fishponds.

How does conveyancing in Fishponds differ for newly converted properties?

Most buyers of new build property in Fishponds come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Fishponds tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Fishponds or who has acted in the same development.

My partner has urged me to appoint his lawyers for conveyancing in Fishponds. Should I use them?

No doubt the ideal way to find a conveyancing practitioner is to seek referrals from friends or family who have used the solicitor you're considering.

I work for a long established estate agent office in Fishponds where we have experienced a few flat sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Fishponds conveyancing solicitors. Please can you confirm whether the vendor of a flat can initiate the lease extension formalities for the buyer?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Fishponds Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing

Are there any major works on the horizon that will increase the service charges? How is the lease structured? If a Fishponds lease has no more than eighty years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with less than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you will be be obliged to have owned the residence for two years before you are eligible to extend the lease.