Having been told to check out your organisation we were about to go ahead with a conveyancing solicitor in Beckermet endorsed by you but stumbled across some other estimates on the internet seem less expensive – how come?

There are numerous conveyancers marketing at first sight what seems to be extremely cheap conveyancing in Beckermet. Our advice is to give due consideration as to how much you respect your own move to you are willing to take 'cheap' risks with regard to the quality of the legal work. Many of them highlight a cheap fee to tease you but hide supplemental charges in the fine print..

My wife and I are purchasing a house in Beckermet. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send funds into their account. What is the protection we have from them run away with our deposit?

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.

I currently have a mortgage with HSBC for my property in Beckermet. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?

Your original mortgage agreement with HSBC will provide that you need their approval before letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel solicitor.

I was told four weeks ago that my mortgage has been agreed to by HSBC. Is it usual for HSBC to only issue the offer once my solicitor in Beckermet is approved on their conveyancing panel? HSBC have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.

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

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Beckermet. Plenty of people will purchase a property in Beckermet, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase 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 initiated by the buyer or by their solicitors which will give them a better understanding of the risks in Beckermet. The standard completed inquiry forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not revealed by the owner, then a buyer may bring a claim for damages resulting from an misleading answer. The purchaser’s lawyers may also order an enviro report. This will indicate if there is a recorded flood risk. If so, additional investigations will need to be carried out.

What does commercial conveyancing in Beckermet cover?

Beckermet conveyancing for business premises covers a wide array of guidance, supplied by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I have chosen a Beckermet conveyancing solicitor for our home move (first time buyers) and have picked up in the engagement letter that they are not overseen by the FCA. Should I be worried or is that standard with property lawyer?

We can't see why they should be. Most solicitor don't lend money. They should be regulated by the Solicitors Regulation Authority, who have strict stipulations regulating amounts sitting by them.