Is the fact that my solicitor in West Bromwich is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the West Bromwich conveyancing practice and enquire why they are no longer on the approved list for your lender.

I am buying a house for cash in West Bromwich. I have resided for the previous 20 years in West Bromwich. Conveyancing searches are a lot of money. As I know the area and road intimately must I have all the conveyancing searches?

In the absence of a home loan, then the vast majority of the West Bromwich conveyancing searches are at your discretion. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches carried out, but she is duty bound to take that path of encouragement . One thing to consider; if you are likely to sell the house at a future date, it may be of interest to your prospective buyer what the searches determine. Sometimes properties with apparent issues can still show up detrimental search results. A good conveyancing solicitor in West Bromwich will provide you some practical guidance concerning this.

Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in West Bromwich.

Flooding is a growing risk for solicitors dealing with homes in West Bromwich. Some people will purchase a property in West Bromwich, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to impart advice on flood risk, however there are a various checks that may be undertaken by the purchaser or by their solicitors which can figure out the risks in West Bromwich. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to find out whether the premises has suffered from flooding. If the property has been flooded in past which is not revealed by the owner, then a buyer could bring a compensation claim resulting from an incorrect response. The purchaser’s lawyers will also conduct an environmental search. This will disclose if there is any known flood risk. If so, additional inquiries will need to be initiated.

I used Arc property Solicitors a few years past for my conveyancing in West Bromwich. Now, I need the documents however cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 West Bromwich of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a conveyancing practitioner in West Bromwich for my home move. Can I review a firm’s record with the legal regulator?

Anyone may review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.