I am getting a mortgage with Halifax. I would like to retain the legal services of a Licensed Conveyancer in Belvedere. Does the Halifax Solicitor panel include conveyancers regulated by the CLC?

The Halifax conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.

I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Belvedere. The vast majority the appartments have already been disposed of. Do I need carry out the conveyancing searches for my conveyancing in Belvedere?

You are putting yourself at risk in failing carrying out Belvedere 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 requirement to have them, but we would strongly advise in the strongest possible terms that you have them. Where accelerating the process and price are top of your concerns you should discuss with your lawyer about the options such as contingency insurance available to you

There are plenty of conveyancing solicitors in Belvedere but how do I know who I should use?

It would be unwise to be seduced by the cheapest Belvedere conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

I had a mortgage agreed in principle with Lloyds. Belvedere conveyancing practitioners were chosen. How long does it take for Lloyds to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Lloyds conducted the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Planning on purchasing a flat in Belvedere. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Belvedere solicitor is on the UBS conveyancing panel.

Will our solicitor be raising enquiries regarding flooding as part of the conveyancing in Belvedere.

Flooding is a growing risk for conveyancers conducting conveyancing in Belvedere. There are those who acquire a house in Belvedere, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, however there are a various searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Belvedere. The standard property information forms sent to a buyer’s solicitor (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 suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may bring a claim for damages as a result of such an incorrect response. The purchaser’s lawyers should also conduct an environmental search. This should indicate whether there is a recorded flood risk. If so, more detailed investigations should be made.

I am searching for a responsive conveyancing lawyer in Belvedere to help me sell my flat. I really don't want to get ripped off and there's plenty Belvedere conveyancing practices to choose from...who do I opt for?

Where you’ve never used a lawyer previously, a trustworthy recommendation from family or friends is a preferable starting point and is often a good gauge of quality. Alternatively, consult the Law Society’s regional record of conveyancing solicitors in Belvedere or make the most of our search tool to select a conveyancing solicitor in Belvedere.