I require conveyancing for an apartment in a fairly new development (seven years old) in West Drayton. 95% of the appartments are already disposed of. Is it strictly necessary to order conveyancing searches for my conveyancing in West Drayton?

A big part of the West Drayton legal transfer of property is the conveyancing searches. There are a large number of companies conducting West Drayton conveyancing searches, as well direct from the local authority. These are known collectively as personal search providers due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.

I had intended to instruct a conveyancing solicitor in West Drayton for our house purchase. Our broker informed us that our mortgage lenders Accord Mortgages Ltd won't deal with them. Surely this is unfair competition?

Before the recession most mortgage companies had a different appetite for risk. Almost all West Drayton conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees as well as establishing certain criteria such a completing on a minimum volume of transactions. Many West Drayton conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. West Drayton is amongst the hundreds of locations where the conveyancers we list are are approved Accord Mortgages Ltd.

Should my solicitor be raising enquiries concerning flooding as part of the conveyancing in West Drayton.

Flooding is a growing risk for solicitors dealing with homes in West Drayton. There are those who purchase a property in West Drayton, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to give advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or by their lawyers which should figure out the risks in West Drayton. The conventional set of completed inquiry forms given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to determine whether the property has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a buyer could commence a claim for damages as a result of such an inaccurate answer. The buyer’s conveyancers may also order an enviro report. This should indicate if there is a recorded flood risk. If so, further investigations will need to be conducted.

It has been five months since my purchase conveyancing in West Drayton completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I need to find a conveyancing solicitor for residential conveyancing in West Drayton. I happened to discover a web site which appears to be the ideal solution If it is possible to get all the legals done via phone that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?