Conveyancing solicitors in Bristol & Somerset

First-timers, downsizers and seasoned property owners. Whatever your situation, we’re committed to delivering your sale, purchase or re-mortgage quickly, efficiently and with minimal stress.

Our specialist conveyancing solicitors in Bristol and Shepton Mallet, Somerset are experts in all aspects of residential conveyancing. With our wealth of local knowledge, commitment to personal service and modern approach to conveyancing, we’ll provide the advice and support you need in order to get you moving.

As well as dealing with straightforward sale and purchase transactions, we can help you with:

  • Leasehold homes
  • New build property
  • Shared ownership & Help-to-Buy
  • Property at auction properties
  • Buy-to-let investments

Transparent conveyancing charges

We’re open and honest about our charges. We quote for all fees and disbursements up front so you’re clear about the true cost of conveyancing from day one. No hidden fees and no nasty surprises.


Client service is important to us, which is why your transaction will be dealt with by one conveyancer or conveyancing solicitor throughout.

We’re not a faceless firm; in fact, we’re great listeners. So rather than shaking your head in frustration at the conveyancing process, speak to us about your worries or concerns along the way. No call centres and no waiting on hold. We’re always available by phone, on email or – if you prefer – in person at your local office.

Real-time updates, 24/7

Buying and selling a property can be a stressful business. But through our online portal, you and your estate agent can track each stage of the conveyancing process in real-time, from instruction all the way up to completion.

Simply log in using your personal username and password for live updates from your conveyancer on the status of your transaction.

Service tailored to you

Our aim is to make conveyancing convenient. That’s why we use modern and traditional methods that tick all the right boxes for our clients.

If you value personal service, we’re committed to providing regular updates and a direct line to the conveyancer who is managing your case. Or if you prefer, your transaction can be managed remotely by phone, email and through our portal – giving you access to an efficient, reliable conveyancing service wherever you’re based. The choice really is yours.

We’re accredited members of the Law Society’s Conveyancing Quality Scheme (CQS). So whichever method you choose, you can feel confident of receiving a professional conveyancing service from a high quality conveyancing team.

To speak to a conveyancing solicitor in Bristol or the Shepton Mallet, Somerset, call our Bristol office on 0117 972 1261 or our Shepton Mallet conveyancing team on 01749 345 756.

We offer a comprehensive conveyancing service for clients in South Bristol and Somerset, covering Shepton Mallet, Wells, Glastonbury, Street, Frome and Chew Magna.

Leasehold solicitors in Bristol & Somerset

If you’re buying a leasehold property, it’s important that you instruct a specialist conveyancing solicitor who can advise you on the legal aspects of your leasehold purchase.

We can help you decide whether a leasehold property is right for you – both financially and practically.

Leasehold is a particular type of property ownership that comes with a number of legal rights and responsibilities. In the UK, most flats are sold as leasehold – but leasehold can apply to other property types too, including in some cases.

What is leasehold?

When you buy a leasehold property, you’re buying the right to live in that property for the length of the lease. But whilst you own the property, the ground upon which it’s built is owned by the freeholder (also known as the landlord). At the end of the lease, ownership of the property passes back to the freeholder, unless the lease is extended.

As the leaseholder, you have certain responsibilities to the freeholder. As well as paying them ground rent, you’ll need their consent to make alterations to the property – this could include building an extension, adding a conservatory or even something as straightforward as attaching a satellite dish to an external wall.

Leases vary between properties, which is why it’s so important to get tailored legal advice from a leasehold conveyancer. Our residential conveyancing specialists will scrutinise the lease and fully explain the terms of your contract, giving you complete clarity on your rights, responsibilities and limitations as the leasehold owner.

Why is the lease important?

The lease is a legal contract. As well as your obligations, it outlines the landlord’s responsibilities to manage, maintain and repair the building structure, any common or shared areas and the exterior. It also details the additional costs that you, as the leaseholder, are responsible for – including ground rent and service charges.

Your conveyancing solicitor is responsible for checking the lease for onerous or unusual clauses. They’ll also look at the lease length – as a general rule, the shorter the length, the harder the property will be to sell and the lower its market value.

Leases commonly run for 90 or 120 years; some are as long as 999 years. However a shorter lease can be problematic, with some mortgage providers refusing to lend against properties with less than 85 years remaining.

If your property has a short lease, or you’re interested in buying a property with a lease of less than 90 years, contact our conveyancing solicitors for advice on extending a lease. We can also help you if you’re considering buying the freehold or if you’re having difficulties with an existing lease.

To speak to a specialist leasehold conveyancer in Bristol or Somerset, call our Bristol office on 0117 972 1261 or our Shepton Mallet conveyancing team on 01749 345 756. We specialise in buying and selling leasehold property for clients in South Bristol and Somerset, including Shepton Mallet, Wells, Glastonbury, Street, Frome and Chew Magna.

We offer an initial over-the-phone conversation, free of charge, so that you can find out more about our service, our fees and our timescales with no obligation.

New build conveyancing solicitors in Bristol & Somerset

If you’re considering buying a new build property, speak to our specialist conveyancing solicitors in Bristol and Shepton Mallet. Over the years we’ve helped hundreds of clients successfully navigate the new build buying process. We’ll explain the potential issues, help you side-step common pitfalls and will support you in deciding whether a new build home is the right choice for you.

Buying brand new brings a whole host of benefits; we get that. A chain-free purchase, developer incentives, a blank canvas. Plus less maintenance (at least in the short term) and regulations around energy efficiency means you could benefit from double or even triple-glazing, as well as insulated walls, doors and roofs.

But before leaping head-first into a purchase, it’s important that you understand the new build buying process.

How does the new build buying process differ?

One of the major differences when buying a new build is that you may be faced with exchanging contracts and committing to the purchase before the property has been built – and without actually seeing the bricks and mortar you’ll be buying. Instead you’ll need to rely on the show home and the developer’s plans to make your decision.

To secure your new build, you’ll need to pay a reservation fee to the developer. This tends to be non-refundable. It’s at this point that you should instruct a residential conveyancer; ideally someone with experience of the process and who understands the complexities of new build conveyancing.

Once reserved, you’re expected to exchange contracts quickly – usually within 28 days. Whilst exchange of contracts means that you’re legally bound to buy that property once it’s built, it doesn’t necessarily guarantee a completion date.

However it’s vitally important that this timescale is adhered to, particularly if competition for properties is fierce. Failure to exchange within four weeks may mean you risk losing your reservation fee – and perhaps your new home too.

Completion usually takes place 10 days after the house has been signed off. During this time (called the ‘completion period’), final inspections are made and buyers compile a ‘snagging list’. Once resolved, mortgage funds are released and contracts exchanged.

Why choose a new build residential conveyancer

It’s especially important to choose a residential conveyancing solicitor with experience of buying new builds. We’ll review and check planning permissions, deal with Land Registry requirements and talk you through your pre-contractual obligations – all within the reservation period set by the developer.

We’ll review the developer’s structural guarantees and finalise arrangements for formally checking your new build prior to completion. If you’re buying off-plan, we can also help you agree a long-stop completion date with the developer, meaning that they’ll have to compensate you if work isn’t completed within agree timescales.

To speak to a new build conveyancer in Bristol or Somerset, call our Bristol office on 0117 972 1261 or our Shepton Mallet conveyancing team on 01749 345 756. We specialise in buying new build property for clients in South Bristol and Somerset, including Shepton Mallet, Wells, Glastonbury, Street, Frome and Chew Magna.

We offer an initial over-the-phone conversation, free of charge, so that you can find out more about our service, our fees and our timescales with no obligation.

Conveyancing FAQs

If you’re not familiar with the conveyancing process, it can appear a little daunting. To help you understand more about what happens when you buy or sell property, here are some of the questions we’re frequently asked.

Where is your conveyancing team based?

Conveyancing quotes are dealt with by our new instructions team in Shepton Mallet – they’ll also on hand to answer any initial questions that you might have.

Once you instruct us, your case will be managed by your local office – either a conveyancer in Bristol or an experienced property solicitor in the Mendips. However if you need to come in and see someone, you’re welcome to use either of our offices – whichever is the most convenient for you.

How much will conveyancing cost?

The cost of conveyancing will depend on a number of factors – for example, whether the property is freehold or leasehold, and if you’re using a mortgage.

For a comprehensive conveyancing quote, contact our conveyancers in Shepton Mallet on 01749 345 756. Our conveyancing quotes are fixed and include a detailed breakdown of costs, so you’ll know exactly how much you’ll be charged from the start.

How long is the conveyancing process?

On average it takes eight to 12 weeks from instruction through to completion. This can vary however depending on the length and complexity of the chain.

Speak to our conveyancing team for a more accurate timescale. We provide regular updates, both by email and through our online portal, which allows you to check the status of your case in real-time, 24/7.

When should I instruct a conveyancer?

Usually you instruct a conveyancer as soon as an offer has been accepted – either on your property or if you’re buying a property.

If you’re selling, we offer a pre-sale conveyancing package. By starting work the moment you place your property on the market, we can resolve any potential problems with the title in advance. This means that we can issue sales documentation as soon as you find a buyer – reducing delays and minimising the risk of your sale falling through.

Do you offer a no completion, no fee guarantee?

No, but we can arrange insurance that limits your liability to fees and charges should things not go to plan. It also protects you against paying additional search fees when you buy another property.

Prices start from £50 for a sale or purchase. Call us on 01749 345 756 for further information.

What’s the difference between freehold and leasehold?

With freehold, you own the property and the land upon which it is built.

With leasehold however, the land is owned by the freeholder (also called the landlord). With leasehold you’re essentially buying the right to live in that property for the length of the lease. Once the lease expires, ownership passes back to the freeholder – unless a lease extension is negotiated.

If you’re buying a leasehold property, contact our specialist leasehold solicitors on 01749 345 756.

What does exchange and completion mean?

Exchange simply refers to the exchange of contracts. Once you’ve legally exchanged, both parties are legally bound to buy or sell the property; backing out of the deal is no longer an option.

Completion is the point at which legal ownership is transferred, you can collect the keys and the property is yours to live in.


I was dealing with the purchase of a property on behalf of my daughter and her partner. At all times I found staff to be available to answer my queries and these were in a clear and concise manner. I would definitely instruct Lyons Bowe again if the need arises.

“Thank you.  We are so disappointed to have got so near to the end of the whole process!  We are really grateful for all of your work and would thoroughly recommend you. Once again many thanks to all of the team involved.”

Janice and Keith Batten

“Thank you for all your hard work and help to finally get us moved into our new home.  We can’t fault the excellent service you gave us!”

Laura and Dave Palmer

“Many thanks for helping us to sell and buy a house so easily.  We really appreciate it and will recommend you.”

Nic and Martin Jones