We were about to retain a conveyancing solicitor in Woolwich listed on your site but stumbled across alternative fee calculations on the internet seem less expensive – why is this?
You can find a variety of solicitors offering at first sight what seems to be very low prices. Our advice is to think twice as to how much you respect your own move to you are willing to be penny wise pound foolish over the quality of the legal work. Many of them accentuate a low fee to entice you but bury additional charges in the small print..
Are the Woolwich conveyancing solicitors identified as being on the Aldermore conveyancing panel, together with their details provided by Aldermore?
Woolwich conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
Can you clarify what the consequences are if my solicitor is suspended from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Woolwich?
First, this is very unlikely to happen. 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 solicitor be raising enquiries concerning flooding during the conveyancing in Woolwich.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Woolwich. Plenty of people will acquire a property in Woolwich, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that can be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Woolwich. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the seller, then a buyer could bring a claim for damages stemming from an inaccurate response. A purchaser’s lawyers will also conduct an environmental search. This will disclose if there is any known flood risk. If so, more detailed inquiries will need to be carried out.
How does conveyancing in Woolwich differ for new build properties?
Most buyers of new build or newly converted property in Woolwich approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Woolwich typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Woolwich or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Woolwich is where the house is located. Can you shed any light on this issue?
Flying freeholds in Woolwich are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Woolwich you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woolwich may determine 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 residence.