Having been referred to your web site we were about to use a conveyancing solicitor in Fishponds recommended by you but stumbled across alternative fee calculations on the internet appear less expensive – why is this?

You can find numerous firms promoting supposedly cheap conveyancing, unfortunately it’s common in such cases for supplementalcharges result in the completion fee markedly uplifted. In accordance with regulatory requirements costs contained in terms and conditions should be fair and reasonable raised The solicitors that we list for conveyancing in Fishponds set out all legal fees for a residential conveyancing transaction.

Last June we completed a house move in Fishponds. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted for conveyancing in Fishponds?

The question is vague as to the nature of the problems and if they are specific to conveyancing in Fishponds. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, a property owner completes a document known as a SPIF. answers turns out to be incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Fishponds.

My bid for a property was accepted at auction in Fishponds. Conveyancing is needed. What is next?

Given that you are now legally bound yourself to purchase you now have to appoint a conveyancing lawyer soon as you are facing a pending a fixed date to complete the deal. Every auction property should have a bespoke auction set of papers. This should include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete on the date specified in the contract.

I am currently in the process of buying my council flat in Fishponds. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Fishponds solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Fishponds postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Fishponds.

The deeds to our property can not be found. The conveyancers who handled the conveyancing in Fishponds 10 years ago are no longer around. What do I do?

Assuming the title is registered the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to execute a search at the Land Registry, find your property and obtain current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.

I am buying my first flat in Fishponds with a mortgage from Godiva Mortgages Ltd. The developers would not reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not reveal to my lawyer about the extras as it will jeopardize my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.