My partner and I are intent on acquiring property in St George. My Solicitor is not on the lender solicitor list. Can I still use my St George conveyancing solicitor notwithstanding that they are excluded from the lender approved list?

You have numerous alternatives open to you here

• Complete the purchase with your preferred St George conveyancing practitioner but your bank will no doubt instruct a property lawyer on their approved panel. This will result in additional cost and likely interruption.
• Appoint a fresh property lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your solicitor to pull out all the stops to get listed on the lender’s panel of solicitors

Do the conveyancing solicitors identified via your search tool execute attended exchange conveyancing in St George?

We do have a number of conveyancing specialists carrying out personalised exchanges. You should e-mail us to obtain a conveyancing quote and details as to dates.

The St George conveyancing firm that I recently instructed on my house acquisition in St George have suddenly closed. I chose them because I had to have a solicitor on the Clydesdale conveyancing panel and my previous St George lawyer was not. I gave my credit card details for them to take £195 for searches. What should be my next steps?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

Should my conveyancer be making enquiries regarding flooding as part of the conveyancing in St George.

Flooding is a growing risk for solicitors dealing with homes in St George. There are those who acquire a house in St George, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or by their conveyancers which should give them a better appreciation of the risks in St George. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine if the property has ever been flooded. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer may bring a compensation claim as a result of such an incorrect reply. A purchaser’s solicitors will also order an enviro search. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be conducted.

What makes your site different to alternative internet conveyancing solicitors when it comes to conveyancing in St George?

At this site secure a fixed fee quote from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in St George. Unlike many estate agents and many comparison sites we do not operate commission arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the highest per referral, as opposed to the best value conveyancing in St George