We are planning to purchase a 1 bedroom apartment in Frenchay Common with a mortgage. We like our Frenchay Common lawyer, however the lender says he's not on their "panel". It appears that we have little option but to use one of the bank panel solicitors or retain our Frenchay Common and pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Frenchay Common conveyancing lawyer to apply to be on the conveyancing panel.

Do the conveyancing solicitors identified via your search tool conduct attended exchange conveyancing in Frenchay Common?

We do have a number of conveyancing specialists carrying out one day exchanges. Please contact us to secure a fee calculation and details as to dates.

We are getting a further advance on our mortgage from as we wish to conduct alterations to our home in Frenchay Common. Do we need to appoint a local Frenchay Common solicitor on the conveyancing panel to deal with the paperwork?

do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the conveyancing panel.

We have a mortgage agreed in principle with . Frenchay Common conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from ?

Some lenders take longer than others. Have completed the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Frenchay Common bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Frenchay Common conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

As long as the is on the lender panel, they must adhere to the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am looking for a ground for flat up to £195,000 and identified one round the corner in Frenchay Common I like with open areas and railway links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Frenchay Common in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

If instructed can a conveyancer remove a person from the title of my property in Frenchay Common ?

Subtracting or adding someone to the title of your home is relatively straightforward. You’ll need to appoint a to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a