We hired a Filton based lawyer for our conveyancing in Filton last week. Going through the Ts and Cs I notewe are liable for fees even if the dealdoes not go ahead. Would I be best advised to instruct a web based solicitor practice advertising no completion no cost conveyancing in Filton?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be uplifted to counteract those cases that fail to complete. Dont forget that such arrangements rarely cover expenditure by way of example Filton conveyancing search fees.

I have given 8 weeks notice to my current landlord and have to be out of my let out flat in Filton by 24/3/2026. Conveyancing for my house purchase has just started. Can I complete in six weeks as don't want to have to move into temporary accommodation?

The normal practice is not to give notice for your tenancy unless you have exchanged. Assuming that you have not previously done so, speak to your conveyancer and request that they apply pressure on the other solicitors, try to get a realistic time scale from them that everyone will work to achieve

We are buying a newly converted flat in Filton with a mortgage from TSB.We have a Filton conveyancing lawyer but TSB informed us his firm is not on their approved list of firms. We have to appoint a TSB panel firm or keep our local solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its various provisions, a common one being that conveyancers needs to be on the TSB approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for TSB

My uncle advised me that in purchasing a property in Filton there may be various restrictions prohibiting external changes to a property. Is this right?

There are anumerous of properties in Filton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Filton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I happen to be the only beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Filton. Conveyancing formalities meant that the Land Registry date was in December. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as though I had purchased the house in December. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.

We had selected conveyancers located in Filton on the Yorkshire BS solicitor panel. They are now charging me a further amount for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. The fee is not set by Yorkshire BS but by your Filton conveyancing practitioner. Numerous firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.

Why do I have to provide my conveyancer with numerous items of identification ahead of starting my conveyancing in Filton?

Filton lawyers are obliged by the Law Society, SRA, HMLR and current Money Laundering Regulations to record that the have checked the identity of their clients. It will also be a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and date of birth.