Some advice if I may. My Clayhall solicitor is assuring me that she is duty bound toconduct Clayhall conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Is my solicitor correct?

You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Clayhall conveyancing searches.

How can we know in advance if a Clayhall conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Clayhall obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your conveyancing.

I am purchasing a property in Clayhall. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?

As your lender is Kent Reliance your lawyer must follow the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Kent Reliance where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Clayhall.

I currently have a mortgage with RBS for my property in Clayhall. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

You must advise RBS in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.

Will our lawyer be asking questions about flooding during the conveyancing in Clayhall.

The risk of flooding is if increasing concern for lawyers dealing with homes in Clayhall. Plenty of people will buy a property in Clayhall, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, however there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Clayhall. The standard information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to determine whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not notified by the vendor, then a purchaser could commence a legal claim for losses resulting from an misleading reply. A buyer’s conveyancers will also commission an enviro report. This will higlight whether there is a recorded flood risk. If so, additional investigations should be conducted.

I used Stirling Law a few years past for my conveyancing in Clayhall. I now require my file but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Clayhall of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My cousin has urged me to instruct his conveyancing solicitors in Clayhall. Should I choose my own conveyancer?

Much as we are happy to recommend a Clayhall conveyancing lawyer it’s preferable to choose a conveyancing solicitor is to have referrals from friends or relatives who have actually used the firm that you are contemplating using.