Am I correct in assuming that the fact that my solicitor in Frenchay Common is not on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Frenchay Common conveyancing practice and enquire why they are no longer on the approved list for your bank.

As someone unfamiliar with conveyancing in Frenchay Common what’s your top tip you can impart for the legal transfer of property in Frenchay Common

Not many law firms or advisers will tell you this but conveyancing in Frenchay Common and elsewhere in Bristol is often a confrontational process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the ownership transfer. E.g., the seller, property agent and even potentially the lender. Appointing a law firm for your conveyancing in Frenchay Common should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your legal interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you should always trust your solicitor above all other parties when it comes to the legal assignment of property.

Despite weeks of looking the Title Certificate and documents to my property are lost. The lawyers who did the conveyancing in Frenchay Common 4 years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the information relating to your ownership will be evidenced by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, find your property and obtain current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.

I'm purchasing a new build house in Frenchay Common with a mortgage from Chelsea Building Society. The sellers would not move on the price so I negotiated £7000 of extras instead. The house builders rep told me not to tell my lawyer about this deal as it will put at risk my mortgage with Chelsea Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am using a search engine for the words conveyancing in Frenchay Common it brings up numerous solicitorslocally. With so much choice what is the best way to find the right conveyancer for my move?

The ideal way of seeking a suitable conveyancer is through a personal testimonial, so ask colleagues and relatives who have purchased a property in Frenchay Common or the reputable estate agent or mortgage broker. Costs for conveyancing in Frenchay Common differ, so it's a good idea to obtain a minimum of four estimates from different companies. Be sure to secure confirmation that the charges are guaranteed not to escalate.