Just been in touch with my conveyancing lawyer in Southmead who acted for me 18 months ago and wanted a conveyancing costs illustration based on the same type of house sale & purchase (a leasehold property and a freehold premises) of similar values with a mortgage from . I am now being quoted double. Am I right to be tempted to shop around for a cheaper internet property lawyer?

The costs illustration is fractionally on the expensive side. If you shop around you could reduce the fees marginally by as much as £125. On the other hand, providing that you were happy with the legal work the firm provided you maycome to rue choosing an an unknown solicitor. If is important to ensure the solicitor can represent . You can use our search tool to get a quote a Southmead conveyancing firm on the approved list of lawyers, which can often include conveyancing solicitors in Southmead.

Can you suggest a sanctioned Southmead conveyancing solicitor who can have us moved in within less than a month? Am I best advised to go for a local Southmead solicitor or an online conveyancer?

We can recommend some very good Southmead conveyancing firms. Another option is to visit the main road in Southmead. Go in to a couple of firms and request to see a conveyancing solicitor for a costs illustration. Explain your expectations together with the reasons and get a commitment on speed. Choose the one that appears most efficient.

Can you help - my lawyer says that lack of building regulations insurance is needed on my purchase. What is the level of cover for Southmead conveyancing?

The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between and . Conveyancing solicitors as opposed to members of the public take out such insurances.

Are all Southmead Conveyancing Quality Solicitors on the conveyancing list of approved practices?

Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

I am expecting a AIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Southmead solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Southmead solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I'm purchasing a new build house in Southmead with a mortgage from . The developers would not budge the price so I negotiated £7000 of extras instead. The estate agent suggested that I not inform my solicitor about the side-deal as it may impact my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am looking for a leasehold apartment up to £235,500 and found one close by in Southmead I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Southmead for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.