Having been suggested to visit your service we were about to appoint conveyancing solicitor in Mitcham endorsed by you but have come across some other costs illustrations via the web seem less expensive – why is this?
There are lots of conveyancers marketing what appear to be very low prices. We would encourage you to think twice as to how important this transaction is to you that want to take 'cheap' risks concerning the standard of the legal work. Some hide additional charges well inside the terms of engagement. The solicitors that we list for conveyancing in Mitcham will notbehave this way.
How up to date is your search tool for Mitcham conveyancing solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?
Mitcham conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
Please explain the implications if my lawyer’s firm is suspended from the UBS Conveyancing panel ahead of completing my conveyancing in Mitcham?
The first thing to point out is that, 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.
Will my lawyer be raising questions regarding flooding during the conveyancing in Mitcham.
Flooding is a growing risk for lawyers conducting conveyancing in Mitcham. There are those who buy a house in Mitcham, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a number of checks that can be undertaken by the purchaser or by their lawyers which can figure out the risks in Mitcham. The conventional set of information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out whether the premises has suffered from flooding. If the property has been flooded in past which is not revealed by the owner, then a buyer may commence a claim for damages stemming from an inaccurate answer. The purchaser’s solicitors may also commission an enviro report. This should reveal if there is any known flood risk. If so, additional inquiries will need to be initiated.
Is it possible to switch solicitor as I need to appoint one who is on the National Westminster Bank conveyancing list. I instructed a family conveyancing solicitor in Mitcham five minutes from me but the firm is not accepted by National Westminster Bank
It would be our pleasure to help you select a conveyancing solicitor in Mitcham on the National Westminster Bank panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Mitcham. Using the find a conveyancing solicitor tool on this site, you can scrutinise charges for conveyancing solicitors in Mitcham and throughout England and Wales.
A conveyancing firm acted on my conveyancing in Mitcham seven years past and was holding my registration certificates but has since been shut down – how do I get hold of them?
Title deeds, as such, are no longer appropriate for the majority of homes in Mitcham are recorded digitally at Land Registry. Where you need to prove evidence of proprietorship or are disposing of or re-mortgaging your lawyer can obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.