We note that you have a post code search directory identifying law firms on the HSBC conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Downham?

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

What is the difference between a licensed conveyancer and conveyancing solicitor in Downham

There are many registered licenced Conveyancers in Downham and Solicitor partnerships in Downham who provide Conveyancing services It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Is it the case that all Downham conveyancing solicitors on the HSBC conveyancing panel are overseen by the SRA?

As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

I have paid off my mortgage with Principality. I assume I don't need a Downham lawyer on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

Will my solicitor be asking questions regarding flooding as part of the conveyancing in Downham.

Flooding is a growing risk for conveyancers dealing with homes in Downham. Plenty of people will buy a house in Downham, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the buyer or by their conveyancers which will figure out the risks in Downham. The standard completed inquiry forms given to a buyer’s lawyer (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 premises has been flooded in past which is not disclosed by the owner, then a buyer could bring a legal claim for losses resulting from an misleading answer. The buyer’s conveyancers should also commission an environmental search. This should disclose if there is any known flood risk. If so, more detailed inquiries will need to be initiated.

Due to sign contracts shortly on a basement flat in Downham. Conveyancing solicitors have said that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Downham should include some of the following:

You should have a good understanding of the building insurance requirements Specifying your rights in relation to the communal areas in the block.By way of example, does the lease provide for a right of way over a path or hallways? Responsibility to repair and maintain the block. It is essential that you know which party is duty bound to repair and maintenance of all parts of the block and estate What options are open to you if another leaseholder in the building is in violation of a provision in their lease? The unexpired lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years

I have given up seeking a lease extension in Downham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.

An example of a Freehold Enfranchisement matter before the tribunal for a Downham premises is Ravensbourne Lodge 4 Highland Road in February 2013. the Tribunal held that the amount payable for the freehold was £22,268

I require the services of a bank panel solicitor in Downham. Can you assist?

It is not clear why you need a Downham panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Downham are on their panel . If you do find such a firm in Downham not listed please direct them to our site to list. After all the cost is only one £1 a month