My brother-in-law has suggested I instruct a conveyancing solicitor in Immingham. I I would like to check if they are accepted on the Yorkshire Building Society conveyancing panel. Can you advise?

The first thing to do is e-mail your solicitor and enquire whether they are on the lender panel. Alternatively you should get in touch with Yorkshire Building Society who may be able to assist.

My bid for a property was accepted at auction in Immingham. Conveyancing is needed. What are my next steps?

Now that you are legally bound yourself to purchase you will need to hire the services of a conveyancing lawyer as a matter of priority as you will have a fast approaching deadline in which to complete the deal. Every auction property will ordinarily have a corresponding legal pack. This should include most,if not all of the paperwork that your conveyancer will need. In the case of leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to pass this on to the solicitor working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete the transaction on the set completion date.

I have a mortgage with RBS for my property in Immingham. Conveyancing was finalised some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?

RBS must be informed of your intention prior to letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel firm.

I recently had an offer accepted on a house in Immingham. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. A couple of days later, the property lawyer contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will our solicitor be making enquiries regarding flooding during the conveyancing in Immingham.

Flooding is a growing risk for conveyancers carrying out conveyancing in Immingham. Plenty of people will acquire a house in Immingham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Conveyancers are not qualified to impart advice on flood risk, however there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Immingham. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out if the property has historically flooded. If flooding has previously occurred which is not revealed by the vendor, then a purchaser may commence a legal claim for losses as a result of such an misleading response. The buyer’s conveyancers may also conduct an enviro search. This should higlight if there is a recorded flood risk. If so, further investigations will need to be made.

We're first time buyers - had an offer accepted, yet the selling agent has warned us that the seller will only go ahead if we use the agent's recommended conveyancers as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Immingham

It is unlikely the sellers are driving this. Should the owner desire ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to use your preferred Immingham conveyancing solicitors - not the ones that will provide their estate agent a introducer fee or hit his conveyancing figures demanded by HQ.

My lender have just issued us with a mortgage offer. We instructed a reputable conveyancer in Immingham two days ago. Today, our financial adviser called to say that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we had no idea that the bank had a say Is this permitted?

You can actually select any conveyencer you prefer to instruct for your conveyancing in Immingham nevertheless if your lender aren't happy with them you must pay an extra fee so the mortgage company can appoint their own solicitors as well to protect their interest. It may be conceivable that your preferred conveyancing firm to get added to the lender list of approved firms. Do make the most of web-based search facilities such as lenderpanel.com to find a conveyancing solcitor in Immingham on the bank panel. You can go into your local mortgage company branch in Immingham. They can recommend conveyancing solicitors in Immingham on the approved list.