My mortgage broker says he needs my Bishopston solicitor’s panel member for the Santander conveyancing panel. How do I find this out. I have contacted my local Bishopston branch but they cant find it on their system.

You are best placed to get this information from your Bishopston lawyer . They keep a central record lender panel numbers.

My wife and I are about to complete on the purchase of a house in Bishopston but as a result of wreckage from the recent storms I have managed to agree recompense from the current proprietors of £2k taking the form of a reduction in the price. I had intended this to be addressed as part of a side agreement but Barclays will not agree to this. Why were they notified?

Any conveyancer being on the Barclays conveyancing panel is duty bound to inform Barclays of any amendments to the purchase price. If you were to refuse your solicitor to notify the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new conveyancing practitioner for your conveyancing in Bishopston.

I have recentlydiscovered that Wolstenholmes have been shut down. They conducted my conveyancing in Bishopston for a purchase of a freehold house 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Bishopston conveyancing specialists.

Am I right to be suspicious about brokers that I am dealing with are suggesting a factory type conveyancing firm as opposed to a High Street Bishopston conveyancing company?

As with lots of service providers, often suggestions from connections can be extremely useful or valuable. But there are lots of people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies might all recommend conveyancers to retain. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You are at liberty to choose your preferred lawyer. However, bear in mind that some lenders operate an approved list of law firms you have to use for the lender related work in your conveyancing.

Having had my offer accepted I require leasehold conveyancing in Bishopston. Before I set the wheels in motion I want to be sure as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Bishopston - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a leasehold flat in Bishopston, conveyancing was carried out October 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Bishopston with a long lease are worth £265,000. The ground rent is £50 per annum. The lease expires on 21st October 2100

With only 75 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.