2 months have elapsed since my purchase conveyancing in Southmead took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build flat in Southmead. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Southmead

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Southmead I like with a park and transport links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Southmead for this price, so just wondered if I would be making a grave error acquiring a short lease?

If you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

Given that I am about to part with over three hundred thousand on a two bedroom apartment in Southmead I wish to talk to a lawyer about mytransaction ahead of appointing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the lawyer due to be carrying out your property ownership legalities in Southmead.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Southmead should be the figure that you are charged.

Myself and my husband have just had an offer agreed on a property and had an appointment on Wednesday with the Post Office for the mortgage. They advised me that when it comes to choosing a property lawyer that unless they are on their approved list of conveyancing practitioners then we will be subject to an a further charge of £250+. This is is due to the fact that they will then have to appoint a conveyancer to act on their behalf as well as the one we choose to act for ourselves and we assume responsibility for their costs. I have requested the Post Office to send me with a list so I can request quotes only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. Is their an easier way of going about this?

You can enquire of the Post Office what their panel criteria is for a solicitor.Then ask the property lawyer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office in the past. If the answer to those is yes, then just clarify this with the Post Office. Another option is to make use of our search tool and we may be able to identify a property lawyer in Southmead on the panel for the Post Office.