We note that you have a search directory identifying law firms on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Fishponds?

We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fishponds.

How can we tell if a Fishponds conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Fishponds obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your conveyancing.

I had a mortgage agreed in principle with Bank of Ireland. Fishponds conveyancing solicitors are appointed. How long does it take for Bank of Ireland to forward the offer to the conveyancer?

There is no definitive answer here. Have Bank of Ireland conducted the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Fishponds building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Fishponds conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

As long as the solicitor is on the mortgage company approved list, they must comply with the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

Will my lawyer be making enquiries regarding flooding during the conveyancing in Fishponds.

Flooding is a growing risk for lawyers dealing with homes in Fishponds. Some people will acquire a house in Fishponds, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which can figure out the risks in Fishponds. The conventional set of completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out if the premises has suffered from flooding. If the premises has been flooded in past which is not disclosed by the seller, then a buyer may issue a legal claim for losses stemming from an inaccurate answer. The buyer’s conveyancers should also commission an enviro search. This should reveal whether there is a recorded flood risk. If so, more detailed investigations will need to be conducted.

How does conveyancing in Fishponds differ for newly converted properties?

Most buyers of new build premises in Fishponds approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Fishponds tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Fishponds or who has acted in the same development.

Me and my fiance are expecting to complete buying a house in Fishponds but as a consequence of wreckage from the recent storms I have agreed reparation from the current proprietors of £2k taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process yet the lender will not agree to this. Should they have been approached?

Any conveyancing practitioner that is on a lender conveyancing panel is required to inform the mortgage company of any variations to the purchase figure. If you prohibit your conveyancer to disclose the reduction to your lender then they would need to refrain from representing you and the lender.