We are looking to buy a house and need a conveyancing solicitor in Sea Mills who is on the Leeds Building Society approved panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Sea Mills.

Please help - my lawyer advises that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Sea Mills?

The right level of absentee landlord indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.

Is it the case that all Sea Mills solicitors on the Barclays conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the SRA. The majority of banks do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

Can I be sure that the Sea Mills conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Sea Mills seeking recommendations is a sensible 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 advocate that you speak with the solicitor carrying out your conveyancing.

I used Wolstenholmes several years ago for my conveyancing in Sea Mills. I now require my file but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sea Mills of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing a new build house in Sea Mills with a mortgage from Leeds Building Society. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about the side-deal as it may jeopardize my loan with the lender. Is this normal?.

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.

Due to the input of my in-laws I had a survey completed on a house in Sea Mills prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies may refuse to grant a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sea Mills. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sea Mills to see if the conveyancing costs will increase in light of this.