Me and my partner are buying a 3 bedroom flat in Frenchay Common with a mortgage. We like our Frenchay Common conveyancer, however the mortgage company advise he's not on their "panel". It appears that we have no choice but to instruct one of the bank panel firms or keep our Frenchay Common and pay for one of their panel firms to act for them. This seems very unfair; are we not able to insist that the lender use our Frenchay Common ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Frenchay Common conveyancing lawyer to apply to be on the conveyancing panel.

Can the conveyancing solicitors identified via your search tool perform attended exchange conveyancing in Frenchay Common?

We do have a number of conveyancing specialists carrying out 24hr exchanges. Please contact us to secure a costs illustration and details as to dates.

My partner and I have organised a further advance on our mortgage from as we intend to carry out alterations to our house in Frenchay Common. Are we obliged to choose a local Frenchay Common solicitor on the conveyancing panel to handle the paperwork?

do not ordinarily require a member of their conveyancing panel to handle 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.

Last month we had a mortgage agreed in principle with . Frenchay Common conveyancing lawyers were selected. How long does it take for to forward the offer to the ?

There is no definitive answer here. Have done the valuation? Have you informed 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.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Frenchay Common building society branch on numerous occasions and was told they are content with the situation and they will lend. My Frenchay Common conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their published requirements. I have no idea who is right.

Your has to follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 have been on the look out for a ground for flat up to £195,000 and found one close by in Frenchay Common I like with amenity areas and railway links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Frenchay Common for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.

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

Removing or adding someone to the title of your house 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