I am not in a position to travel far from Niton. I would like to know the logic why all Niton are not on all bank panels?

Lenders tend to restrict either the nature or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a organisation is required to have two or more partners. As well as restricting the type of firm, some have made a decision to limit the size of their panel they use to act for them. It is worth noting that mortgage companies have no responsibility for the accuracy of service supplied by any Niton on their approved list. Mortgage fraud was the key driver in the reduction of solicitor panels in the last decade even though there are differing views about the extent of solicitor involvement in some of that fraud. Statistics published by the Land Registry indicates that thousands of conveyancing firms only conduct less than three conveyances a year. Those advocating conveyancing panel pruning ask why law firms should have the right to be on a conveyancing panel when it is evident that property law is not their speciality?

My partner and I changing mortgage lender for our flat in Niton with . We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is repossessed. I have two questions (1) Is this form unique to the conveyancing panel as he did not need to sign this form when we bought 4 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to . This is solely used to protect if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

Will our lawyer be raising questions regarding flooding during the conveyancing in Niton.

The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Niton. There are those who purchase a property in Niton, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Solicitors are not qualified to give advice on flood risk, however there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Niton. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to determine if the property has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may bring a legal claim for losses as a result of such an inaccurate response. The buyer’s solicitors will also carry out an environmental report. This will disclose if there is a recorded flood risk. If so, further investigations should be initiated.

It has been 3 months since my purchase conveyancing in Niton concluded. I have checked the Land Registry site which shows that I paid £175,000 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 premises 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 am looking for a conveyancing lawyer in Niton for my house move. Can I see a solicitor's record with the profession’s regulator?

One may search for presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training reasons.