We see that you have a post code search directory identifying solicitors on the Co-operative conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Almondsbury?

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

We are purchasing a apartment in Almondsbury. I might seem paranoid but how we can trust a solicitor? At some point we have to send our life savings into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Is it the case that all Almondsbury CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing panel?

A selection of banks and building societies now make use of CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

I can not work out if my lender requires a lease extension. I have telephoned my Almondsbury building society branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Almondsbury conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their specific requirements. I have no idea who is right.

As long as the lawyer is on the bank panel, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I bought my home on 14 February and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Almondsbury advises it should be registered in less than a month. Are titles in Almondsbury uniquely lengthy to register?

As far as conveyancing in Almondsbury is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry have to notify any other parties. As of today roughly three quarters of such applications are fully dealt with within 12 days but some can be subject to longer hold-ups. Historically registration occurs after the purchaser is living at the premises so 'speed' is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers can speak with the land registry and explain the circumstances.

I am a sole trader wishing to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive fees for non-domestic conveyancing in Almondsbury for below £2000?

We can recommend firms who have specialist knowledge of commercial conveyancing in Almondsbury, including the disposal and purchase of businesses as well as simply premises. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right lawyer. As for the charges this will depend on the structure and terms of the deal. Let us have your details or email so as to enable us to provide you with comprehensive commercial conveyancing calculation.

What are your top tips when it comes to appointing a Almondsbury conveyancing practice to deal with our lease extension?

If you are instructing a property lawyer for your lease extension (regardless if they are a Almondsbury conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Almondsbury conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:

How many lease extensions has the firm conducted in Almondsbury in the last twenty four months? What are the costs for lease extension work?

I inherited a 2 bed flat in Almondsbury, conveyancing was carried out April 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Almondsbury with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease terminates on 21st October 2102

With just 76 years left to run the likely cost is going to range between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.