Is the fact that my conveyancer in Harwell is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters 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. Where you are concerned you should contact the Harwell conveyancing firm and ask them why they are no longer on the approved list for your bank.
I require conveyancing for an apartment in a fairly new development (6 years built) in Harwell. 95% of the flats have already been occupied. Is it strictly necessary to order local searches as part of conveyancing in Harwell?
You are taking a significant risk in refusing to carrying out Harwell conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your lawyer conducts them. Where speed and expenses are top of your issues you should consider with your lawyer about the options such as contingency insurance available to you
Should my solicitor be raising enquiries about flooding as part of the conveyancing in Harwell.
The risk of flooding is if increasing concern for solicitors dealing with homes in Harwell. Some people will buy a house in Harwell, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous checks that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Harwell. The conventional set of property information forms supplied to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to determine whether the premises has suffered from flooding. If the property has been flooded in past and is not notified by the owner, then a purchaser could issue a claim for damages stemming from an incorrect response. The purchaser’s lawyers should also conduct an environmental report. This will disclose if there is any known flood risk. If so, additional investigations will need to be carried out.
I used Arc property Solicitors several years ago for my conveyancing in Harwell. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Harwell of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been pointed in your direction by a number of estate agents in Harwell to choose a property lawyer on your site. Is there a financial advantage for Estate Agents to recommend your lawyers ahead of alternative conveyancing organisations?
We refuse to offer any commission for directing people our way. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am buying a leasehold apartment in Harwell. Conveyancing quotes are coming in at around £1650. Is that in the right ballpark?
The average fee in 2014 for conveyancing in Harwell was just over one thousand four hundred and fifty pounds excluding SDLT and Land Registry charges.