How up to date is your database of Topsham solicitors on the UBS conveyancing panel? Do UBS send you an updated list?

Topsham conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.

Please explain the implications if my lawyer’s firm is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Topsham?

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 at a cost.

Should our lawyer be raising questions concerning flooding as part of the conveyancing in Topsham.

Flooding is a growing risk for solicitors carrying out conveyancing in Topsham. Some people will purchase a house in Topsham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property 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 purchaser.

Solicitors are not qualified to give advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Topsham. The conventional set of completed inquiry forms supplied to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out if the property has historically flooded. If flooding has previously occurred and is not notified by the seller, then a buyer could issue a claim for damages as a result of such an misleading reply. A buyer’s lawyers may also commission an enviro report. This should indicate if there is any known flood risk. If so, more detailed inquiries will need to be carried out.

Due to the input of my in-laws I had a survey completed on a property in Topsham before instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. Our surveyor has said that some banks may not give a mortgage on this type of house.

It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Topsham. Conveyancing may be slightly more expensive based on your lender's requirements.

I am using a search engine for the phrase conveyancing in Topsham it reveals numerous property lawyerslocally. How do I determine which is the suitable solicitor for my move?

The ideal way of choosing the right conveyancer is via trusted recommendation, so ask colleagues and relatives who have acquired a property in Topsham or a local estate agent or financial adviser. Fees for conveyancing in Topsham vary, so it's sensible to secure at least four fee estimates from different law firms. Make sure that you clarify that the fees are fixed.