I have just been advised by my financial adviser that my Robin Hoods Bay solicitor is not on the lender Conveyancing panel. How can I be sure whether this is correct?
Your first step should be to call your Robin Hoods Bay conveyancer. You lawyer should notify you of the situation. Where they are not on the panel they may recommend you to a Robin Hoods Bay conveyancing firm that is on the approved list of lawyers for your lender.
Will my lawyer be raising enquiries regarding flooding as part of the conveyancing in Robin Hoods Bay.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Robin Hoods Bay. There are those who purchase a house in Robin Hoods Bay, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Robin Hoods Bay. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to determine if the premises has ever been flooded. If the premises has been flooded in past and is not disclosed by the vendor, then a purchaser may issue a legal claim for losses stemming from an incorrect answer. The purchaser’s conveyancers will also conduct an environmental search. This should reveal if there is a recorded flood risk. If so, further investigations should be conducted.
Due to the guidance of my in-laws I had a survey completed on a house in Robin Hoods Bay ahead of instructing lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders may refuse to grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Robin Hoods Bay. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be suspicious by estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a local Robin Hoods Bay conveyancing practice?
As is the case with many service providers, often input from family and friends can be most helpful. Nevertheless there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward conveyancers to use. On occasion these lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are free to appoint your own conveyancer. You need to be aware that many banks specify a panel list of law firms you have to use for the lender aspect of your home move.
My conveyancers in Robin Hoods Bay have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.