As a first time buyer what is the most important advice you can impart concerning purchase conveyancing in Clayton-le-Moors?

You may not hear this from too many lawyers but conveyancing in Clayton-le-Moors and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the legal transfer of property. For example, the vendor, property agent and on occasion your lender. Selecting a law firm for your conveyancing in Clayton-le-Moors an important selection as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to protect your best interests and to protect you.

Sometimes a third party with a vested interest will try and sway you that you should follow their advice. As an example, the property agent may claim to be helping by suggesting your lawyer is slow. Or your mortgage broker may tell you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.

I am looking to buy a house and require a conveyancing solicitor in Clayton-le-Moors who is on the Aldermore solicitor. 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 listed as being on the approved conveyancing panel for Aldermore in certain locations such as Clayton-le-Moors. We dont recommend any particular firm.

Are all Clayton-le-Moors Conveyancing Quality Solicitors on the RBS conveyancing panel?

It is true that some lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

Is it the case that all Clayton-le-Moors solicitors on the Kent Reliance conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Kent Reliance conveyancing panel they would need to be overseen by the SRA. Many mortgage companies do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.

Last month we had a mortgage agreed in principle with Kent Reliance. Clayton-le-Moors conveyancing solicitors have been selected. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?

There is no definitive answer here. Have Kent Reliance done the survey? Have you informed Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Will my solicitor be raising enquiries regarding flooding during the conveyancing in Clayton-le-Moors.

Flooding is a growing risk for lawyers dealing with homes in Clayton-le-Moors. There are those who acquire a house in Clayton-le-Moors, 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 obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Solicitors are not qualified to impart advice on flood risk, however there are a various searches that can be undertaken by the buyer or by their lawyers which will figure out the risks in Clayton-le-Moors. The conventional set of property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the seller to determine whether the premises has historically flooded. If flooding has previously occurred and is not revealed by the owner, then a buyer could commence a legal claim for losses as a result of such an inaccurate reply. The buyer’s solicitors should also conduct an environmental report. This will higlight whether there is any known flood risk. If so, further inquiries will need to be conducted.

I opted to have a survey done on a property in Clayton-le-Moors prior to retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some lenders will not grant a mortgage on this type of house.

It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Clayton-le-Moors. Conveyancing will be smoother if you use a solicitor in Clayton-le-Moors especially if they regularly deal with such properties in Clayton-le-Moors.