My brother and I have lately purchased a house in Robin Hoods Bay. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. What action can we take? What searches should? have been carried out as part of conveyancing in Robin Hoods Bay?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Robin Hoods Bay. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire called a Seller’s Property Information Form. If the information ends up being inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Robin Hoods Bay.

My wife and I purchasing a terrace house in Robin Hoods Bay. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to ascertain if these alterations are allowed?

Your solicitor should check the deeds as conveyancing in Robin Hoods Bay can on occasion identify restrictions in the title documents which prevent certain works or need the consent of another owner. Some additions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

Can you help - my lawyer says that flying freehold insurance is necessary on my purchase. What is the level of cover for Robin Hoods Bay conveyancing?

The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between and . Conveyancing practitioners as opposed to borrowers take out such policies.

Last month we had a mortgage agreed in principle with . Robin Hoods Bay conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have done the valuation? Have you informed as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who did the conveyancing in Robin Hoods Bay years ago have long since closed. What are my options?

In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the appropriate paperwork so you can purchase or sell your house without any difficulty. If duplicates can’t be located, your solicitor may be able to put in place insurance or indemnities against possible claims on the property.

I'm purchasing my first flat in Robin Hoods Bay with a mortgage from . The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my conveyancer about this side-deal as it will put at risk my loan with . Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have read on various consumer advice websites that before selecting a conveyancing lawyer they must be approved by your mortgage company. It happens to be my first home move but I have an offer in principle via HSBC and I already have a local conveyancing lawyer in Robin Hoods Bay at the ready. Will Virgin Money need an approved lawyer to be instructed? Does a directory of approved firms even exist for my conveyancing in Robin Hoods Bay?

You need to instruct a solicitor that is on the Virgin Money panel. The first thing to do is telephone your preferred Robin Hoods Bay conveyancing solicitor and ask if they are on the Virgin Money panel. If they are not approved you have a couple of choices available to you here:

• Carry on with your preferred Robin Hoods Bay but Virgin Money will no doubt use a from their approved list. The net result is additional cost together with likely delay.
• Get a fresh to act in the purchase, obviously checking they are on the Virgin Money conveyancing panel.
• Convince your to attempt to join the lender panel.