We were about to instruct a conveyancing solicitor in Frognal found by you but stumbled across some other costs illustrations on the internet seem less expensive – how come?

There are plenty of solicitors marketing at first sight what seems to be very low prices. You should give due consideration as to how important this transaction is to you that you are willing to take 'cheap' risks with regard to the standard of the conveyancing. Many of them list a budget quote to grab your attention but conceal supplemental costs in the fine print..

When it comes to lenders such as Santander, do Frognal conveyancers face an annual charge to be on the list of approved solicitors?

We are unaware of any lender fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

How can we know in advance if a Frognal conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Frognal obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your conveyancing.

I was told two weeks ago that my mortgage has been agreed to by Principality. Is it usual for Principality to only issue the offer once my solicitor in Frognal is approved on their conveyancing panel? Principality have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should our conveyancer be asking questions concerning flooding as part of the conveyancing in Frognal.

Flooding is a growing risk for solicitors dealing with homes in Frognal. There are those who purchase a property in Frognal, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Frognal. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the owner to determine whether the premises has ever been flooded. If the property has been flooded in past and is not disclosed by the vendor, then a purchaser may bring a compensation claim as a result of such an inaccurate answer. The purchaser’s lawyers will also commission an enviro report. This should disclose if there is a recorded flood risk. If so, further investigations will need to be conducted.

In what way can the Landlord & Tenant Act 1954 impact my commercial property in Frognal and how can your lawyers assist?

The particular law that you refer to affords security of tenure to business leaseholders, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Frognal is one of our hundreds of locations in which our lawyers have offices

I am just shy of a 10% deposit on my apartment purchase in Frognal , but I am anxious exchange. Do I have options?

You can agree a smaller deposit. Many vendors will agree to a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute