We were about to retain a conveyancing solicitor in Bickley recommended using your comparison tool but have come across alternative estimates via the web appear cheaper – how come?

There are many firms of websites advertising alleged cut-price conveyancing, but supplementalcharges end up with the completion invoice being escalated. In accordance with regulatory requirements charges listed in terms of business should be equitable invoiced The solicitors that we put forward for conveyancing in Bickley specify all costs for the property you intend tobuy.

I just acquired a property at auction in Bickley. Conveyancing is needed. What are my next steps?

Given that you are now legally bound yourself to purchase you will need to choose a conveyancing practitioner quickly as you are facing a pending deadline in which to complete the deal. All auction property will have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

We are getting the release of further monies on our home loan from Barclays as we wish to conduct renovations to our home in Bickley. Are we obliged to appoint a high street Bickley solicitor on the Barclays conveyancing panel to handle the paperwork?

Barclays don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.

I can not work out if my lender requires a lease extension. I have called my Bickley bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Bickley conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.

As long as the lawyer is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will my conveyancer be asking questions regarding flooding during the conveyancing in Bickley.

The risk of flooding is if increasing concern for lawyers dealing with homes in Bickley. Some people will purchase a property in Bickley, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a numerous searches that may be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Bickley. The standard completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer could bring a compensation claim as a result of such an misleading reply. The buyer’s lawyers will also commission an environmental search. This should disclose if there is any known flood risk. If so, more detailed investigations should be initiated.

I used Action Conveyancing several years past for my conveyancing in Bickley. Now, I need the documents however cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Bickley 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.

How does the Landlord & Tenant Act 1954 impact my commercial premises in Bickley and how can your lawyers assist?

The 1954 Act provides security of tenure to business lessees, granting the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Bickley is one of the many areas of the UK in which the firms we work with are located