I had intended to instruct a conveyancing solicitor in Keynsham for our house move. Our financial adviser has since advised us that our mortgage lenders won't deal with them. Why is this not regarded as unduly restrictive?

Before the recession most banks had a different appetite for risk. Almost all Keynsham conveyancing firms would have been on most mortgage company panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum volume of transactions. Many Keynsham conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Keynsham is one of the numerous areas where the lawyers we list are on the panel for .

Should commercial conveyancing searches reveal planned roadworks that may affect a commercial site in Keynsham?

Its becoming the norm that commercial conveyancing solicitors in Keynsham will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Keynsham. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Keynsham.

For every commercial conveyancing transaction in Keynsham it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Keynsham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Keynsham.

I have been sourcing a conveyancing lawyer in Keynsham for my house move. Is there any facility to check a solicitor's record with the legal regulator?

One may search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training requirements.

My husband and I may need to sub-let our Keynsham garden flat for a while due to a new job. We used a Keynsham conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Notwithstanding that your previous Keynsham conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you need to obtain consent via your landlord or other appropriate person before subletting. The net result is you not allowed to sublet without prior consent. The consent should not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord for their consent.

I purchased a split level flat in Keynsham, conveyancing formalities finalised 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Keynsham with an extended lease are worth £165,000. The ground rent is £45 charged once a year. The lease ceases on 21st October 50

With just 50 years left to run we estimate the price of your lease extension to span between £36,100 and £41,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.

Two months into buying a house in Keynsham. Conveyancing lawyer has told us the property is "Leasehold". Does this adversely affect our HSBC valuation?

Keynsham conveyancing does not usually involve leasehold houses. The main consideration here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's essentially freehold, so it shouldn't impact the marketability too much.

At the other extreme, if it's, say, Sixty years it will have a material impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease to be supplied to your .