I am obtaining a offer of a home loan from Lloyds. I would like to instruct a Licensed Conveyancer in Frenchay. Does the Lloyds Solicitor panel include Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

The Frenchay conveyancing firm that just started acting on my house acquisition in Frenchay have suddenly shut down. I chose them because I needed a firm on the Santander conveyancing panel and my previous Frenchay lawyer was not. I cut them a cheque for £250 in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Santander conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I am purchasing a property in Frenchay. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Lloyds be concerned?

Given that you are obtaining a mortgage with Lloyds your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Lloyds where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Frenchay.

HSBC have agreed my mortgage in principle, my bid on a house in Frenchay has been accepted, what are the next steps?

Your estate agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Call up HSBC or your broker and finish off any appropriate forms. HSBC will appoint a valuer who will get in contact with the selling agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Frenchay.

I have finally had an offer on a flat in Frenchay agreed to, the sellers do however have a tied purchase. The vendors have placed an offer on a flat, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing solicitor in Frenchay. What should be my next step? When do I get the mortgage application with Aldermore started?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Frenchay conveyancing search charges, etc). The first thing to do is check that your solicitor is on the Aldermore approved list. As to the next stages this very much dictated by the uniqueness of your transaction, motivation for the property and on the state of the market. In a hot market the majority of home buyers would apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they pay their property lawyer to proceed with the conveyancing in Frenchay.

My wife and I have a 4 bedroom Georgian property in Frenchay. Conveyancing practitioner represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for 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 Frenchay and other areas of 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 check the position with the conveyancing solicitor who completed the work.

Just had an offer accepted on a new build flat in Frenchay. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Frenchay

There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?