Me and my fiance are acquiring a ground floor flat in South Cave. My Conveyancer is not listed on the bank conveyancing list. Am I still permitted to appoint my South Cave conveyancing solicitor even though they are excluded from the bank approved list?

One must have a conveyancing practitioner to deal with the formalities if you require a mortgage to purchase your property. The lawyer will conduct all the appropriate due diligence on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. You may select a South Cave property lawyer of your choosing. However, where the conveyancing practitioner appointed is not a member of the mortgage company approved list supplemental fees will be incurred as separate legal representation will be need by the bank. Lender panel applications can be submitted, so if your conveyancer has not previously sought membership they should take the chance to apply.

Last June we completed a house move in South Cave. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that needed to have been ordered as part of conveyancing in South Cave?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in South Cave. Conveyancing searches and due diligence initiated as part of the legal transfer of property are supposed to help avoid problems. As part of the legal transfer of property, the vendor fills in a questionnaire known as a Seller’s Property Information Form. If the information is incorrect, then you may have a claim against the owner 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 South Cave.

Should commercial conveyancing searches disclose proposed roadworks that may impact a commercial land in South Cave?

Its becoming the norm that commercial conveyancing solicitors in South Cave will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in South Cave. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Cave.

For each commercial conveyancing transaction in South Cave it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to South Cave commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for residential conveyancing in South Cave.

I used Arc property Solicitors a few years past for my conveyancing in South Cave. I now require my file however the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in South Cave of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My uncle has urged me to instruct his conveyancers in South Cave. Should I find my own solicitor?

Much as we are happy to recommend a South Cave conveyancing lawyer the ideal way to choose a conveyancing practitioner is to get referrals from friends or relatives who have actually experience in using the solicitor you're considering.