Are the BSA planning on creating a search tool with a view to list firms on the Norwich and Peterborough Building Society conveyancing panel for instance in Kibworth?

We would not expect to be advised of any intention on the part of the BSA to promote such a search facility.

If you had a top tip for choosing a conveyancing solicitor in Kibworth what would it be?

We would encourage you not to go for the cheapest Kibworth conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

After shopping around on the internet I have found a Kibworth conveyancing practitioner having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?

Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Kibworth postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Kibworth.

Virgin Money have agreed my home loan in principle, my bid on a apartment in Kibworth has been accepted, what happens next?

Your estate agent will need to be advised as to your lawyer's details (make sure the solicitors are on the bank’s panel). Telephone Virgin Money or the broker and finalise any relevant documentation. Virgin Money will instruct a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Virgin Money will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Kibworth.

Will our lawyer be raising enquiries regarding flooding as part of the conveyancing in Kibworth.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Kibworth. Plenty of people will acquire a property in Kibworth, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out 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 various checks that may be undertaken by the purchaser or by their solicitors which should figure out the risks in Kibworth. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to find out if the premises has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the seller, then a buyer could bring a legal claim for losses as a result of such an misleading reply. The buyer’s conveyancers should also order an environmental search. This will disclose whether there is a recorded flood risk. If so, additional investigations will need to be carried out.

4 months have gone by since my purchase conveyancing in Kibworth took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. 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 property 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 expecting to complete buying a property in Kibworth but as a result of wreckage from the recent storms I have agreed compensation from the vendor of £3k taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process yet my lender will not agree to this. Should they have been approached?

Any lawyer being on a lender approved list is duty bound to inform the mortgage company of any changes to the sale figure. In the event that you prohibit your property lawyer to notify the price change to your mortgage company then they would have no choice but to disinstructing themselves from representing you and the bank.