We were about to retain a conveyancing solicitor in Yate recommended by you but have come across some other quotes on the internet appear less pricey – how come?
There are lots of conveyancing companies advertising theoretically looks to be cut price. You should think twice as to how much you respect your own move to want to be penny wise pound foolish concerning the standard of the conveyancing. Many of them list a bargain fee to tease you but bury supplemental charges in the fine print..
I have given 8 weeks notice to my current landlord and must leave my rented property in Yate by 22/1/2026. Conveyancing on my purchase has just started. Can I complete in a couple of weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice on a rental unless you have exchanged. Assuming that you have not already done so, notify to your lawyer and request that they seek the assistance the owners side, try to an agreed time frame that everyone will aim to achieve
Have just purchased a repossessed house at auction in Yate. Conveyancing is necessary. What is next?
Now that you have exchanged you should appoint a conveyancing practitioner quickly as you are faced with a fast approaching a drop dead date to complete the purchase. All auction property should have a bespoke legal pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must give this to the conveyancer working for you ASAP. Do make sure that that you have the requisite funding in place to complete on the on the contractual date .
Two weeks ago we had a mortgage agreed in principle with Nationwide. Yate conveyancing practitioners are chosen. How long does it take for Nationwide to forward the offer to the lawyer?
There is no definitive answer here. Have Nationwide conducted the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I had an offer accepted on an apartment in Yate on 15/10/2025, valuation was booked 4 days later, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to TSB and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the TSB conveyancing panel. Are TSB entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for TSB to deal with your lawyer's application to be on the TSB conveyancing panel. There's no guarantee that your solicitor will be accepted.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Yate I like with a park and station in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Yate suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and pass 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.
Should I be wary by brokers that I am dealing with are recommending an internet conveyancing firm rather than a local Yate conveyancing firm?
As with lots of service providers, often recommendations from relatives can be very helpful. Nevertheless there are many parties with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks may suggest conveyancers to retain. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there exists a commercial relationship behind the recommendation. You are at liberty to appoint your preferred lawyer. Don't forget that many banks operate an approved list of solicitors you must use for the mortgage aspect of your home move.