My financial adviser has requested my Robin Hoods Bay lawyer’ panel reference for the Nationwide conveyancing panel. What is the best way to obtain this. I have tried my local Robin Hoods Bay branch but they have not responded to me.
The sensible thing to do is ask for this information from your Robin Hoods Bay property lawyer . They keep a central record lender panel numbers.
We see that you have a post code search directory listing firms on the Aldermore conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Robin Hoods Bay?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Robin Hoods Bay.
We wanted to use a property lawyer in Robin Hoods Bay for our home move. Our broker has since notified us that our mortgage company Barnsley Building Society won't deal with them. Surely this is unfair competition?
A decade ago most mortgage companies had an appetite for risk which was higher than today. Almost all Robin Hoods Bay conveyancing firms would have been on most mortgage company panels. The FSA in 2010 completed a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Robin Hoods Bay conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Robin Hoods Bay is one of the numerous locations where the solicitors we recommend are on the panel for Barnsley Building Society.
A relative informed me that in buying a property in Robin Hoods Bay there could be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Robin Hoods Bay which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Robin Hoods Bay should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
How can we tell if a Robin Hoods Bay conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Robin Hoods Bay getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer conducting your conveyancing.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Robin Hoods Bay solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Robin Hoods Bay postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Robin Hoods Bay.
Should my conveyancer be asking questions concerning flooding as part of the conveyancing in Robin Hoods Bay.
Flooding is a growing risk for conveyancers dealing with homes in Robin Hoods Bay. There are those who acquire a house in Robin Hoods Bay, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Robin Hoods Bay. The standard completed inquiry forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer could commence a legal claim for losses as a result of such an inaccurate reply. The buyer’s solicitors should also conduct an environmental report. This should indicate whether there is any known flood risk. If so, further investigations should be carried out.