We hired a local solicitor for our conveyancing in Knighton yesterday. Looking through the Terms I seewe are liable for costs even if the sale aborts. Should I ditch them and choose an internet firm promoting no move no charge conveyancing in Knighton?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be uplifted to neutralise those cases that fail to complete. You should be mindful that these schemes generally do not cover expenditure e.g. Knighton conveyancing search charges.

We're in Knighton, First time buyers buying with a mortgage (lender is Clydesdale , and our lawyer is on the Clydesdale conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Clydesdale conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

Will our solicitor be making enquiries about flooding as part of the conveyancing in Knighton.

Flooding is a growing risk for lawyers dealing with homes in Knighton. Some people will purchase a house in Knighton, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that can be carried out by the buyer or by their lawyers which should give them a better understanding of the risks in Knighton. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the property has ever been flooded. In the event that the residence has been flooded in past which is not notified by the vendor, then a buyer could commence a legal claim for losses stemming from an inaccurate response. The purchaser’s solicitors should also order an environmental report. This will disclose whether there is any known flood risk. If so, further investigations should be initiated.

I used Stirling Law several years past for my conveyancing in Knighton. I now require my file however the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Knighton of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

At what stage do I pay stamp duty payable for my Knighton property purchase?

Most lawyers will complete a stamp duty return for you as part of your Knighton purchase transaction for you to sign. After completion your property lawyer will submit your STL application to the Inland Revenue and - assuming they have the money - settle any Stamp Duty liability for you.