I have just been advised by my mortgage broker that my Woodborough solicitor is not on the mortgage company Conveyancing panel. How can I be sure if this is correct?

You need to call your Woodborough conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.

My wife and I are buying a property in Woodborough. It might be a silly question but how we can trust a solicitor? At some point we will need to put money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

When it comes to mortgage companies such as Coventry BS, do Woodborough property lawyers have to pay a yearly amount to be on the conveyancing panel?

We are not aware of any bank fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

Can I be sure that the Woodborough conveyancing solicitor on the Barclays panel is any good?

When it comes to conveyancing in Woodborough seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.

Should our solicitor be asking questions regarding flooding as part of the conveyancing in Woodborough.

Flooding is a growing risk for conveyancers dealing with homes in Woodborough. There are those who buy a house in Woodborough, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a various searches that may be undertaken by the buyer or by their conveyancers which will figure out the risks in Woodborough. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to determine whether the property has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the seller, then a buyer may commence a compensation claim stemming from an misleading response. The buyer’s conveyancers will also carry out an environmental report. This should reveal if there is any known flood risk. If so, further investigations will need to be carried out.

Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who handled the conveyancing in Woodborough 10 years ago have long since closed. Will I be able to sell the house?

Assuming the title is registered the details of your ownership will be retained by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, locate your property and obtain current copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.

We are considering using an online conveyancing practitioner rather than a Woodborough conveyancing practice. Any advice?

There are advantages of being able to attend a local Woodborough conveyancing solicitor for instance

• signing documents on short notice
• having one on one explanations of matters that you need help with
• the ability to raise concerns if matters are not going as expected

When comparing fees, look carefully for hidden extras. Most decent Woodborough high street solicitors give an all-inclusive price. Often online companies appear to offer discounted prices, but have burried 'extras' in the fine print.