We chose a Bath based solicitor for our conveyancing in Bath yesterday. Going through the Terms I seeI am on the hook for charges even if the sale aborts. Would I be best advised to use a web based conveyancing brokerage promoting no move no charge conveyancing in Bath?

It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will generally be uplifted to offset the conveyances that do not go ahead. You should be mindful that such offerings generally do not cover expenses by way of example Bath conveyancing search costs.

Please explain the implications if my solicitor is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Bath?

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 for a fee.

Will my lawyer be raising questions regarding flooding during the conveyancing in Bath.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Bath. There are those who acquire a property in Bath, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a numerous searches that can be initiated by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Bath. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a purchaser could commence a legal claim for losses resulting from an inaccurate answer. A purchaser’s conveyancers should also carry out an environmental search. This should indicate whether there is any known flood risk. If so, additional investigations should be made.

Have completed on a a semi-detached house in Bath , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Bath conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.

There is nothing unique when it comes to conveyancing in Bath registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether it is in order and whether the Land registry need to notify any other parties. At present roughly 80% of submission are fully addressed within two weeks but some can be subject to longer delays. Historically registration takes place after the purchaser is living at the premises thus post completion formalities is not always primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.

Taking into account that I will soon part with hundreds of thousands of pounds on a terraced house in Bath I would like to have a conversation with the conveyancer about mytransaction prior to giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you first talking to the conveyancer due to be doing your conveyancing in Bath.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter reference. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Bath should be the amount on the final invoice that you are charged.