Are you able to vouch for a Yorkshire Building Society sanctioned Southmead conveyancing practice finish our house move within a short deadline? Would it be better to use a high street Southmead firm or a national firm?

We would be happy to suggest some excellent Southmead conveyancing firms. Another option is to visit the main road in Southmead. Go in to some well established law practices and request to see a conveyancing solicitor for a quote. Mention your expectations together with the reasons and get an assurance on your deadline. Choose the one that genuine.

We expect to receive a DIP from UBS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Southmead solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Southmead solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

I have a mortgage with Yorkshire BS for my property in Southmead. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

You must advise Yorkshire BS in advance of letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies 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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel lawyer.

I am due to exchange contracts on my flat. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being problematic. The Southmead solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.

Various web forums that I have frequented warn that are the main reason for delay in Southmead house deals. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Southmead.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Southmead I like with open areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Southmead for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you require a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently been informed that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns purchasing a leasehold house in Southmead. Conveyancing advisers have not yet been appointed. Will my lawyers set out the implications of buying a leasehold house in Southmead ?

The majority of houses in Southmead are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Southmead so you should seriously consider looking for a Southmead conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your lawyer should appraise you on the various issues.

Southmead Leasehold Conveyancing - Sample of Queries Prior to Purchasing

What is the length of the lease? How much is the maintenance charge and ground rent on the flat? If a Southmead lease has less than 80 years it will affect the marketability of the flat. Check with your lender that they are content with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would be required to have owned the residence for 24 months before you are legally able to exercise a lease extension.