We are looking to buy a flat and require a conveyancing solicitor in South Cave who is on the Santander solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in South Cave.

Please help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in South Cave?

The right level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Barclays and Chelsea Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.

I am buying a property in South Cave. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Yorkshire BS your lawyer must follow the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to Yorkshire BS where a lease fails to satisfy these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to South Cave.

We expect to receive a AIP from HSBC this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any South Cave solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint South Cave solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

Should our lawyer be raising questions concerning flooding as part of the conveyancing in South Cave.

Flooding is a growing risk for lawyers dealing with homes in South Cave. Plenty of people will buy a property in South Cave, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, however there are a various searches that can be undertaken by the purchaser or by their solicitors which can figure out the risks in South Cave. The conventional set of property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to find out whether the property has ever been flooded. If flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a compensation claim resulting from an incorrect reply. The buyer’s lawyers will also commission an environmental search. This should reveal if there is any known flood risk. If so, additional inquiries should be made.

My husband and I are novice buyers - had an offer accepted, yet the selling agent informed us that the seller will only move forward if we use their chosen solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor who is familiar with conveyancing in South Cave

We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Contact the sellers directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred South Cave conveyancing lawyers - not the ones that will earn the estate agent a introducer fee or hit his conveyancing thresholds demanded by corporate headquarters.

I have been Googling for South Cave online conveyancing estimates. Can I be sure that all the South Cave firms that are identified on your site are on the mortgage company conveyancing panel?

The solicitor and licensed conveyancing practices on our directory have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the mortgage company panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific South Cave firm being on the lender conveyancing panel is not accurate.