I can't travel far from Taplow. What is the rationale as to why all Taplow lawyers aren't automatically on all lender panels?

As inequitable as it may appear for banks to restrict who can act for them, from the public’s or conveyancer’s standpoint, the the contrary view is that lending institutions are becoming ever more anxious and feel it necessary to shield themselves against illegal activities. As a consequence of this concern mortgage companies have reduced their conveyancing panel to a size that they are happy to control.

We are purchasing a flat in Taplow. I might seem paranoid but how we can trust a solicitor? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our money?

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 Taplow solicitor practices on the TSB conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the TSB conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.

I have decided to exercise my right to buy my property in Taplow off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

Will our lawyer be asking questions about flooding during the conveyancing in Taplow.

Flooding is a growing risk for lawyers dealing with homes in Taplow. Plenty of people will purchase a house in Taplow, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Taplow. The conventional set of property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine if the premises has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the vendor, then a buyer could bring a compensation claim stemming from an inaccurate answer. The buyer’s conveyancers may also commission an environmental report. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be initiated.

About to purchase a new build flat in Taplow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Taplow

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared.

My cousin is purchasing a shared ownership flat in Taplow. He was given a quote by the conveyancer connected to the selling agents and it came to £1156 . It was eight years ago I sold and purchased a house and the bill was £600. Have fees really escalated to that extent?

What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Taplow searches, land registry fees, etc)