We hired a high street lawyer for my conveyancing in Barnt Green last week. Going through the Terms and Conditions I seeI am liable for costs even if the dealfalls through. Would I be best advised to choose a web based solicitor practice advertising no completion no cost conveyancing in Barnt Green?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the fee levels will tend to be be more expensive to neutralise the conveyances that fail to complete. You should be mindful that these promotions tend not to protect you from expenses such as Barnt Green conveyancing search charges.

Do the conveyancing lawyers Indexed on your site carry out auction conveyancing in Barnt Green?

We know of a few niche lawyers we can connect you with those specialising in auction conveyancing. Barnt Green is just one of hundreds of locations in which our lawyers have offices.

Can you clarify what the consequences are if my solicitor is removed from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Barnt Green?

First, this is a very rare occurrence. 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.

Should our lawyer be asking questions concerning flooding during the conveyancing in Barnt Green.

Flooding is a growing risk for solicitors dealing with homes in Barnt Green. Plenty of people will purchase a property in Barnt Green, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Barnt Green. The standard information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to discover if the premises has historically flooded. If the property has been flooded in past which is not disclosed by the owner, then a purchaser may commence a claim for damages as a result of such an inaccurate response. The purchaser’s conveyancers will also conduct an environmental search. This will disclose whether there is any known flood risk. If so, more detailed inquiries should be initiated.

Is there a reason that Barnt Green conveyancing costs are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Barnt Green more often than not will involve additional work such as reviewing the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.