I am not well enough to travel far from East Yorkshire. I would like to know the understand why all East Yorkshire conveyancers are not on all mortgage company panels?

Even though it may seem unfair for mortgage companies to limit who can represent them, from the public’s or solicitor’s viewpoint, the other side of the coin is that lending institutions are increasingly anxious and feel it crucial to shield themselves from mortgage fraud. As a consequence of this concern banks have restricted their panel of approved conveyancing lawyers to a size that they are happy to control.

My fiancee and I are purchasing our first property. The conveyancer has messagedto ask if we would like to take out additional conveyancing searches. Frankly we are clueless as to what's recommended for conveyancing in East Yorkshire

The range of East Yorkshire conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general approach to risk. What is important is that you adequately understand what information the searches could supply. Then you can make a decision if you personally think you need that information. If unsure, ask your conveyancing practitioner to advise.

Will my solicitor be making enquiries regarding flooding as part of the conveyancing in East Yorkshire.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in East Yorkshire. Some people will buy a house in East Yorkshire, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their lawyers which should give them a better appreciation of the risks in East Yorkshire. The conventional set of information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to discover whether the property has ever been flooded. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may commence a legal claim for losses resulting from an misleading response. A purchaser’s solicitors will also commission an environmental report. This will indicate if there is a recorded flood risk. If so, additional investigations will need to be made.

I used Action Conveyancing several years ago for my conveyancing in East Yorkshire. I now require my papers however the law firm is no longer operating. What do I do?

Do 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 East Yorkshire 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.

Am I right to be wary about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local East Yorkshire conveyancing company?

As is the case with lots of service providers, often referrals from connections can be worth their weight in gold. Yet there are many people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may recommend conveyancers to use. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You are at liberty to select your own lawyer. Don't forget that most mortgage providers specify a panel list of law firms you must use for the mortgage related work in your house move.