We note that you have a search directory identifying firms on the conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Purfleet?

We are a listing service only for law firms wishing to communicate if they are on the conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Purfleet.

Can you clarify what the consequences are if my solicitor is removed from the Conveyancing panel ahead of completing my conveyancing in Purfleet?

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.

I am purchasing a 4 bedroom semi-detached house in Purfleet. Our aim is to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to ascertain if these alterations were previously refused?

Your property lawyer should check the registered title as conveyancing in Purfleet can occasionally reveal restrictions in the title deeds which prevent certain alterations or need the permission of a 3rd party. Certain works need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.

Is it the case that all Purfleet solicitors on the conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the approved list of solicitors they would need to be governed by the SRA. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.

Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Purfleet solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Purfleet surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Will our lawyer be making enquiries about flooding as part of the conveyancing in Purfleet.

The risk of flooding is if increasing concern for lawyers dealing with homes in Purfleet. Some people will purchase a property in Purfleet, completely aware that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be initiated by the purchaser or by their solicitors which can give them a better understanding of the risks in Purfleet. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to find out if the property has suffered from flooding. If the property has been flooded in past and is not revealed by the vendor, then a purchaser could issue a compensation claim resulting from an incorrect response. A buyer’s conveyancers should also order an environmental search. This should higlight whether there is a recorded flood risk. If so, further investigations will need to be conducted.

Am I right to be concerned about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Purfleet conveyancing company?

As is the case with lots of service providers, often suggestions from family and friends can be very helpful. Nevertheless there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may put forward solicitors to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are at liberty to appoint your preferred conveyancer. You need to be aware that the majority of mortgage providers specify a panel list of lawyers you must use for the mortgage related work in your home move.