As someone not used to the Mere conveyancing process what is your top tip you can impart concerning the legal transfer of property in Mere

You may not hear this from too many lawyers but conveyancing in Mere and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and others involved in the transaction. For instance, the vendor, selling agent and sometimes your lender. Choosing a law firm for your conveyancing in Mere an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose responsibility is to protect your legal interests and to keep you safe.

Every so often a potential adversary will try and sway you that it is in your interests to do things their way. For instance, the selling agent may claim to be assisting by suggesting your conveyancer is slow. Or your financial adviser may advise you to do take action that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Virgin Money Solicitor panel ahead of completing my conveyancing in Mere?

The first thing to point out is that, 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 at a cost.

Should our solicitor be raising enquiries regarding flooding during the conveyancing in Mere.

Flooding is a growing risk for lawyers dealing with homes in Mere. There are those who buy a property in Mere, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which can give them a better understanding of the risks in Mere. The conventional set of information sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine if the property has suffered from flooding. If the residence has been flooded in past and is not notified by the vendor, then a buyer may issue a compensation claim as a result of such an incorrect answer. A buyer’s conveyancers should also order an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations will need to be carried out.

I have justdiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Mere for a purchase of a leasehold flat 18 months ago. How can I check that my home is in my name in the name of the former proprietor?

The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mere conveyancing specialists.

I am using a search engine for the term cheap conveyancing in Mere it brings up numerous conveyancerslocally. How do I determine which is the right conveyancing solicitor for purchase transaction?

The preferential way of choosing the right conveyancer is via personal recommendation, so seek the opinion of colleagues and family who have purchased a property in Mere or a reputable estate agent or mortgage broker. Charges for conveyancing in Mere vary, so it's advisable to obtain a minimum of three estimates from different conveyancers. Dont forget to clarify that the charges are guaranteed not to to be inflated.