Is the fact that my conveyancer in West Barnes is not identified on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?

That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the West Barnes conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Will my solicitor be making enquiries regarding flooding during the conveyancing in West Barnes.

Flooding is a growing risk for conveyancers dealing with homes in West Barnes. There are those who purchase a property in West Barnes, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in West Barnes. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to discover whether the property has ever been flooded. If flooding has previously occurred 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. A purchaser’s solicitors should also conduct an enviro search. This will disclose if there is a recorded flood risk. If so, more detailed inquiries should be initiated.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. West Barnes is the location of the property. Is there any advice you can give?

Flying freeholds in West Barnes are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Barnes you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Barnes may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I am downsizing from my home. My past solicitors closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in West Barnes if that affects matters.

Do use our search tool to help you find a solicitor for your conveyancing in West Barnes. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

I have been told by numerous estate agents to expect six to eight weeks for West Barnes conveyancing to complete.This was a month ago. The draft contract was only received to my property lawyer a few days ago so does the clock start running now?

Do not bank on moving on a specific date until contracts are exchanged. Regardless of the assurances the people you are acquiring from or selling to make, or your solicitor makes don't count on them. More frustration is caused to home movers by unfulfilled assurances than anything else.