Am I correct in assuming that the fact that my solicitor in Lowestoft is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Lowestoft conveyancing firm and ask them why they are no longer on the approved list for your bank.

Due to move into my new home in Lowestoft next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the lender expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not unique to conveyancing in Lowestoft.

We note that you have a post code search directory identifying solicitors on the Co-operative conveyancing panel. Do companies pay you a referral fee if I retain them for our own conveyancing in Lowestoft?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Lowestoft.

Should my conveyancer be raising enquiries about flooding during the conveyancing in Lowestoft.

Flooding is a growing risk for conveyancers carrying out conveyancing in Lowestoft. There are those who buy a property in Lowestoft, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that can be undertaken by the purchaser or on a buyer’s behalf which should figure out the risks in Lowestoft. The standard information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the seller to discover whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a purchaser may bring a claim for damages as a result of such an inaccurate response. A buyer’s solicitors should also commission an enviro search. This should higlight whether there is any known flood risk. If so, further investigations will need to be made.

What makes your site different to other online quote calculators for conveyancing in Lowestoft?

At this site receive an accurate costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Lowestoft. As opposed to estate agents and many comparison sites we do not charge firms a commission if you appoint them for your property ownership legalities in Lowestoft