Can you help? My Robin Hoods Bay lawyer is advising me that she is duty bound toapply for Robin Hoods Bay conveyancing searches becausethe firm are on the Nat Westsolicitor panel. Is my lawyer correct?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Robin Hoods Bay conveyancing searches.

We are planning to acquire a house and need a conveyancing solicitor in Robin Hoods Bay who is on the Nottingham approved panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nottingham . We don't recommend any particular firms conducting conveyancing in Robin Hoods Bay.

We are 17 days into a freehold purchase having been referred to a firm by the selling agent to do our conveyancing in Robin Hoods Bay. I am am starting to be dissatisfied with the quality of service. Can you you assist me in finding new solicitors?

A lawyer would have to be really bad in order to consider changing them. Has your loan offer been generated? In the event that it has you will need to advise them of the new contact details and get the mortgage documents are re-issued. Your new conveyancer needs to be on the banks panel to avoid escalating charges and complications. So that should be your starting point. Our find a solicitor tool can help you find a bank approved conveyancer for your conveyancing in Robin Hoods Bay

I am hoping to complete next month on a ground floor flat in Robin Hoods Bay. Conveyancing solicitors inform me that they report fully next week. What should I be looking out for?

The report on title for your leasehold conveyancing in Robin Hoods Bay should include some of the following:

Whether the lease restricts you from letting out the property, or having a home office for business The total extent of the premises. This could be the property itself but may incorporate a loft or cellar if relevant. Rent payments - how much and when is collected, and also know whether this will change in the future Who has the liability to repair and maintain the block. It is essential for you to know who is liable for the repair and maintenance of all parts of the block and estate Repair and maintenance of the flat

I bought a split level flat in Robin Hoods Bay, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Robin Hoods Bay with an extended lease are worth £171,000. The ground rent is £50 per annum. The lease ceases on 21st October 2104

With just 79 years unexpired the likely cost is going to be between £8,600 and £9,800 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

Is it the case that all Robin Hoods Bay solicitors on every bank conveyancing panel?

The Lexsure search tool on this page may be of use or you can go into your local bank branch in Robin Hoods Bay. the probability is that they will know some good conveyancing solicitors in Robin Hoods Bay