My IFA says he needs my Kingston Vale law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have tried my local Kingston Vale office but they cant find it on their system.

You are best placed to get this information from your Kingston Vale conveyancing practitioner . Most Kingston Vale law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

Are you able to suggest a Bank of Ireland approved Kingston Vale conveyancing conveyancer that can complete within 10 days? Am I best advised to choose a high street Kingston Vale conveyancer or a national comparison site?

We can recommend some very good Kingston Vale conveyancing firms. Another option is to visit the high street in Kingston Vale. Approach two or three law practices and request to see a conveyancing solicitor for a costs illustration. Discuss your deadline together with the reasons and get a commitment on speed. Select the lawyer that genuine.

Having sold my house in Kingston Vale last January yet the purchaser is whats apping daily to moan that her conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?

After completion of your sale your conveyancer should forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion procedures specific conveyancing in Kingston Vale.

Will our conveyancer be making enquiries regarding flooding during the conveyancing in Kingston Vale.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Kingston Vale. Some people will purchase a house in Kingston Vale, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to offer advice on flood risk, however there are a number of checks that can be initiated by the purchaser or by their lawyers which will give them a better appreciation of the risks in Kingston Vale. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to discover whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not revealed by the vendor, then a purchaser may issue a compensation claim as a result of such an inaccurate response. A buyer’s lawyers will also carry out an environmental search. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries will need to be carried out.

I used Stirling Law a few years past for my conveyancing in Kingston Vale. Now, I need my files but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Kingston Vale of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.