Is there a reason to instruct a Sea Mills conveyancing solicitors firm given that national alternatives are so much cheaper?

By all means make sure that you shop around for conveyancing costs in Sea Mills and you should seek a competitive estimate but don’t be focused with searching for the lowest priced Sea Mills conveyancer. Identifying the right conveyancer can be the distinction between a smooth and a frustrating home move. You need to ensure that you have expert guidance from an experienced solicitor. Emails can't replace a phone conversation and are no substitute for a face to face consultation. Our partner firms will allocate you a qualified and top rated conveyancing solicitor who can handle your conveyancing from start to finish, providing a level of hand holding that you are unlikely to received from an internet conveyancer. He or She will contact you regularly to update you as to any developments making sure that you are never in the dark. If you ever need to call the firm you will be sure who you need to speak to and we'll endeavour to make sure that you're not left wondering what's going on.

I am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Sea Mills with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?

There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We are getting the release of further funds on our mortgage from Santander as we intend to carry out improvements to our home in Sea Mills. Do we need to choose a bricks and mortar Sea Mills solicitor on the Santander conveyancing panel to handle the paperwork?

Santander would not normally 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 Santander panel.

The mortgage over my property is with Barclays for my property in Sea Mills. Conveyancing was finalised some time ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

You must advise Barclays before renting your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.

I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being problematic. The Sea Mills solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am purchasing a new build house in Sea Mills with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about the side-deal as it could affect my mortgage with Lloyds TSB Bank. 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.

Taking into account that I am about to spend 450k on 3 bedroom house in Sea Mills I wish to have a conversation with the solicitor about myhome move prior to instructing the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your property ownership legalities in Sea Mills.There is no ‘factory style conveyancing’ - every client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Sea Mills should be the figure that you are charged.