The Hotwells conveyancing lawyers that I recently instructed on my purchase in Hotwells have without warning closed. I chose them because I needed a lawyer on the Barclays conveyancing panel and my family Hotwells lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Barclays conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I am close to exchanging contracts on the sale of our home in Hotwells and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Hotwells conveyancer would know that there is no such problem. It does beg the question why the buyers are using a national conveyancing firm rather than a conveyancing solicitor in Hotwells. We have lived in Hotwells for three years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I am purchasing a new build house in Hotwells with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this deal as it would adversely affect my loan with Birmingham Midshires. Should I keep quiet?.

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.

I need to instruct a conveyancing solicitor for freehold conveyancing in Hotwells. I have discover a web site which appears to be the perfect answer If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I today plan to offer on a house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a leasehold house in Hotwells. Conveyancing solicitors have are about to be instructed. Will they explain the issues?

The majority of houses in Hotwells are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Hotwells in which case you should be shopping around for a Hotwells conveyancing solicitor and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your conveyancer will advise you fully on all the issues.

I acquired a 1st floor flat in Hotwells, conveyancing formalities finalised in 1999. 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? Equivalent flats in Hotwells with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease comes to an end on 21st October 2088

With only 64 years remaining on your lease the likely cost is going to range between £14,300 and £16,400 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.