Unfortunately I am unable to travel far from East Yorkshire. Is there a reason why all East Yorkshire solicitors aren't included on all bank panels?

Lenders ordinarily impose restrictions on either the type or volume of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a firm is required to have two or more partners. As well as restricting the type of firm, some banks made a decision to restrict the size of their panel they permit to act for them. It is worth noting that mortgage companies have no liability for the quality of service provided by any East Yorkshire conveyancing practitioner on their approved list. Increases in mortgage fraud was a key driver in the culling of conveyancing panels from 2008 even though there are contrary opinions about the extent of solicitor involvement in some of that fraud. Data published by HMLR exposes that thousands of conveyancing firms only carry out one or two conveyances annually. Those advocating conveyancing panel consolidation ask why law firms should have the right to be on a conveyancing panel when clearly property law is not their primary expertise?

I have been referred to a conveyancing solicitor in East Yorkshire. I need to find out if they are on the Coventry Building Society conveyancing panel. Could you advise?

The first thing to do is call the conveyancer and ask them if they can act for the lender. Otherwise you should call Coventry Building Society who may be able to help.

Will our conveyancer be making enquiries concerning flooding as part of the conveyancing in East Yorkshire.

Flooding is a growing risk for solicitors specialising in conveyancing in East Yorkshire. Plenty of people will acquire a house in East Yorkshire, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which can figure out the risks in East Yorkshire. The standard completed inquiry forms sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover if the property has suffered from flooding. If the property has been flooded in past which is not notified by the owner, then a purchaser could bring a legal claim for losses stemming from an incorrect answer. A buyer’s conveyancers will also order an environmental search. This will disclose if there is a recorded flood risk. If so, further inquiries should be carried out.

I am selling my house. My past conveyancers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in East Yorkshire if that makes a difference.

Do use our search tool to help you choose a solicitor for your conveyancing in East Yorkshire. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.

We're new to the buying process - had an offer accepted, but the property agent told us that the seller will only move forward if we appoint their chosen solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in East Yorkshire

We suspect that the owner is unaware of this ultimatum. Should the owner desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted East Yorkshire conveyancing lawyers - not the ones that will provide their estate agent a referral fee or hit his conveyancing figures demanded by head office.