Is there a search tool that I can use to discover of the solicitor conducting my conveyancing in Todwick is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus spending £175.00 in additional conveyancing charges.

Feel free to take advantage of the search tool on this web page. Please choose the lender and type ‘Todwick’ or your location and you will be presented with a number of lawyer based in Todwick or nearest you.

If you had a top tip for choosing a conveyancing solicitor in Todwick what would it be?

We would encourage you not to go for the cheapest Todwick conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.

I am assisting my sister sell her house in Todwick. Does the solicitor commission an energy assessment or it is for me to see to?

After the abolition of HIPs, EPC’s was kept a mandatory component of moving property. An EPC needs to be to hand in advance of the property being put on the market. It is not a task that law firms ordinarily organise. Where you are using a Todwick conveyancing solicitor they may help arrange energy assessments due to their contacts with long established local accredited person

We expect to receive a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Todwick solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Todwick solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

Will our solicitor be asking questions concerning flooding during the conveyancing in Todwick.

Flooding is a growing risk for conveyancers carrying out conveyancing in Todwick. Some people will acquire a property in Todwick, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that can be undertaken by the buyer or by their conveyancers which should give them a better understanding of the risks in Todwick. The conventional set of information sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to discover if the property has historically flooded. In the event that flooding has previously occurred which is not notified by the owner, then a purchaser may commence a compensation claim as a result of such an misleading reply. A purchaser’s lawyers may also carry out an environmental report. This will higlight whether there is any known flood risk. If so, additional investigations should be initiated.

I used Action Conveyancing several years ago for my conveyancing in Todwick. I now require my papers but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Todwick of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Todwick is where the house is located. Can you shed any light on this issue?

Flying freeholds in Todwick are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Todwick you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Todwick may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.