Are you able to vouch for a Clydesdale approved Hackbridge conveyancing lawyer finish our house move within under 3 weeks? Am I best advised to choose a high street Hackbridge practice or an online comparison site?

We would be happy to suggest some excellent Hackbridge conveyancing firms. Another option is to visit the high street in Hackbridge. Approach a couple of firms and request to see a conveyancing solicitor for a quote. Mention your time frames together with your reasons and get an assurance on speed. Appoint the one that genuine.

My bid for a property was accepted at auction in Hackbridge. Conveyancing is needed. What is next?

Having exchanged you will need to find a conveyancing lawyer quickly as you now have a tight a drop dead date to complete the purchase. All auction property will have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You should give this to the lawyer working for you at the earliest opportunity. Do make sure that your finances are in place to complete on the on the contractual date .

We expect to receive a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Hackbridge solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

You will need to appoint Hackbridge solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

Planning on purchasing a flat in Hackbridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore 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 Hackbridge property lawyer is on the Aldermore conveyancing panel.

Should our lawyer be making enquiries about flooding as part of the conveyancing in Hackbridge.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Hackbridge. There are those who purchase a house in Hackbridge, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their conveyancers which can figure out the risks in Hackbridge. The conventional set of completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to determine whether the premises has suffered from flooding. If the property has been flooded in past which is not revealed by the seller, then a purchaser may commence a claim for damages as a result of such an incorrect response. A purchaser’s conveyancers may also conduct an enviro search. This should disclose whether there is any known flood risk. If so, further inquiries will need to be conducted.

I used Wolstenholmes a few years past for my conveyancing in Hackbridge. I now require my file however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Hackbridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm remortgaging my existing house to a buy to let mortgage with National Westminster Bank and I will use the ballance of the raised equity as a down payment on further house. The location we are looking at is Hackbridge. Will your conveyancers be able to act for both sets of mortgage companies and link together the transactions?

Make use of our comparison tool on this site to ensure that the conveyancers are approved by both mortgage companies. On the basis that they are your conveyancer will be able to tie up the two deals but you should talk with you conveyancer and make apparent your desired outcome and needs.