I am in the market for a low cost property lawyer. Do I opt for an online conveyancer as opposed to a family St Anns conveyancing lawyer?

Generally conveyancing practitioners in your area will have strong alliances with your local authority, which can assist with the St Anns conveyancing searches that your conveyancer will inevitably need. It also helps if they enjoy strong connections with the Local Land Registry Office your area St Anns, other conveyancers in the neighbourhood and St Anns Estate Agents.

Would the conveyancing practitioners Indexed on your site execute auction conveyancing in St Anns?

There are a few auction solicitors we can put you in touch with those specialising in auction conveyancing. St Anns is just one of the many areas of in which our lawyers cover.

Should our lawyer be making enquiries regarding flooding during the conveyancing in St Anns.

The risk of flooding is if increasing concern for lawyers dealing with homes in St Anns. There are those who purchase a house in St Anns, completely expectant that at some time, it may suffer from flooding. 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 sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, but there are a number of checks that can be undertaken by the buyer or by their conveyancers which will figure out the risks in St Anns. The standard information given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to determine whether the property has ever been flooded. If the premises has been flooded in past and is not disclosed by the seller, then a buyer may commence a legal claim for losses as a result of such an misleading response. The purchaser’s solicitors may also carry out an enviro search. This should reveal if there is a recorded flood risk. If so, additional inquiries will need to be initiated.

I am thinking of appointing a conveyancing lawyer in St Anns for my purchase. Is there any facility to review a solicitor's record with the profession’s regulator?

Members of the public may review published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could recorded call for training requirements.

My nephew is just in the process of moving home, he had his mortgage in principle. When the offer was accepted on house we contacted the lender to progress the mortgage application. We were disappointed to learn that mortgage companies do not accept all conveyancing practitioner, they must be on their panel, is this correct?

Banks normally imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any St Anns solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.