What happens if my lawyer’s firm is expelled from the Lloyds Solicitor panel ahead of completing my conveyancing in Hedon?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

We are purchasing a property in Hedon. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have decided to exercise my right to buy my property in Hedon off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

Leeds Building Society have agreed my home loan in principle, my offer on a property in Hedon has been accepted, what are the next steps?

The property agent will need to be advised as to your lawyer's details (make sure the property lawyers are on the lender’s panel). Contact Leeds Building Society or the financial adviser and finish off any relevant forms. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. Leeds Building Society will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Hedon.

I have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Hedon for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Hedon conveyancing specialists.

I decided to have a survey completed on a house in Hedon before instructing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders may refuse to grant a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hedon. Conveyancing may be slightly more expensive based on your lender's requirements.

My boyfriend is buying a ground floor flat in Hedon. He has received a fee estimate by the conveyancer connected to the estate agents totaling £1385 . It was eight years ago since I sold and bought a home and the fee was £500. Have fees really increased to that extent?

You should call 3 or 4 local Hedon conveyancing firms seeking estimates. It is advisable to base your choice not only on cost, but on promptness and on how comprehensive the response is.