The Hawes conveyancing firm that I appointed last week on my house acquisition in Hawes have without warning shut down. I chose them because I needed a firm on the Co-operative conveyancing panel and my preferred Hawes lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?

If you have an estate agent involved then let them know straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.

Will our lawyer be raising questions concerning flooding as part of the conveyancing in Hawes.

Flooding is a growing risk for solicitors dealing with homes in Hawes. There are those who purchase a house in Hawes, 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 insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to impart advice on flood risk, but there are a number of checks that can be initiated by the purchaser or by their solicitors which will give them a better understanding of the risks in Hawes. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a purchaser could issue a claim for damages resulting from an incorrect answer. A buyer’s solicitors may also carry out an environmental report. This should reveal whether there is a recorded flood risk. If so, additional investigations should be conducted.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Hawes. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hawes

Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.

I am looking into buying my first house which is in Hawes and I am already nervous. I couldn't find anything specific about Hawes. Conveyancing will be needed in due course but do you know about the Hawes area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Hawes. In the meantime here are some basic statistics that we found

I've found a house that seems to be perfect, at a great price which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Hawes. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Hawes ?

Most houses in Hawes are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Hawes in which case you should be looking for a Hawes conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will advise you fully on all the issues.