I am in the process of refinancing my house in Shirehampton, does my lawyer have to be on the RBS Conveyancing panel?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

Should commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Shirehampton?

Many commercial conveyancing solicitors in Shirehampton will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Shirehampton. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shirehampton.

For every commercial conveyancing transaction in Shirehampton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Shirehampton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Shirehampton.

I am purchasing a new build house in Shirehampton with a loan from Clydesdale. The sellers would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not reveal to my lawyer about the extras as it may jeopardize my loan with the lender. 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.

Due to the encouragement of my in-laws I had a survey completed on a house in Shirehampton ahead of instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some lenders may not grant a loan on a flying freehold home.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shirehampton. Conveyancing will be smoother if you use a solicitor in Shirehampton especially if they are acquainted with such properties in Shirehampton.

I am a fortnight into a residential purchase having been referred to a firm by the selling agent to carry out the conveyancing in Shirehampton. I am not happy. Could you you assist me in finding new solicitors?

A conveyancer would have to be really poor to suggest replacing them. Has the loan offer been generated? In the event that it has you need to advise them of the new conveyancer and get the mortgage documents are re-sent. Your new conveyancer needs to be on the lenders panel to avoid escalating fees and delays. So that should be your starting point. The search tool should assist you in finding a bank approved conveyancer for your home move in Shirehampton