My best friend’s uncle is a solicitor. I am hopeful that I'll be able to get preferential rates for conveyancing, However if that does not come through, what kind of figure would I typically be looking at for conveyancing in Merton Park?

It’s sensible to request 3 or more like-for-like conveyancing quotes. Make use of our comparison tool on this site. The quotes do vary but the service one can expect differ between solicitors as is true with most professions.

Can you clarify what the consequences are if my lawyer’s firm is removed from the Nottingham Solicitor panel ahead of completing my conveyancing in Merton Park?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Will my conveyancer be making enquiries concerning flooding during the conveyancing in Merton Park.

Flooding is a growing risk for lawyers conducting conveyancing in Merton Park. There are those who buy a house in Merton Park, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, but there are a various searches that can be undertaken by the buyer or by their lawyers which can give them a better appreciation of the risks in Merton Park. The standard completed inquiry forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover whether the property has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a purchaser may issue a claim for damages resulting from an inaccurate reply. A buyer’s conveyancers will also order an environmental search. This will reveal whether there is a recorded flood risk. If so, further investigations will need to be carried out.

We're first time buyers - agreed a price, but the estate agent told us that the seller will only move forward if we appoint their recommended solicitors as they need a ‘quick sale’. We would rather use a local solicitor accustomed to conveyancing in Merton Park

We suspect that the owner is unaware of this ultimatum. Should the owner desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and explain that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your own,trusted Merton Park conveyancing lawyers - not the ones that will give the negotiator at the agency a kickback or meet his conveyancing figures pre-set by HQ.

When it comes to my conveyancing in Merton Park should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Merton Park conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.