Is the fact that my conveyancer in Horbury is not identified on my lender's solicitor panel that there is a problem with the standard of her conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Horbury conveyancing firm and enquire why they are no longer on the approved list for your lender.

I am purchasing a property mortgage free in Horbury. I have lived for the last twelve years in Horbury. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then the vast majority of the Horbury conveyancing searches are at your discretion. Your solicitor will 'advise', no-doubt strongly, that you should have searches done, but he has a professional duty to do this. One thing to consider; if you are going to dispose of the house in the future, it may be of importance to your prospective buyer what the searches determine. There are plenty of instances where premises with functional issues can still throw up unfavourable search results. A good conveyancing solicitor in Horbury should provide you some helpful advice concerning this.

I am buying a new build flat in Horbury. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Horbury you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Horbury.

I am helping my step-mother sell her house in Horbury. Does the solicitor commission an energy performance certificate or it is for the seller to see to?

Following the abolition of HIPs, energy assessments was retained a required component of moving house. An energy performance certificate should be commissioned in advance of the property being placed on the market. This is not as aspect of the sale process that law firms normally organise. Where you are using a Horbury conveyancing practitioner they may be able to arrange energy assessments due to their relationships with long established local assessors

Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Horbury. Do I pick up the keys to the property on completion from my solicitor? If this is the case, I will instruct a High Street conveyancing solicitor in Horbury?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and start moving into the property. Usually this happens early afternoon.

How can we tell if a Horbury conveyancing solicitor on the TSB panel is any good?

When it comes to conveyancing in Horbury 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 advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your transaction.

Will our conveyancer be making enquiries concerning flooding as part of the conveyancing in Horbury.

Flooding is a growing risk for lawyers specialising in conveyancing in Horbury. There are those who purchase a house in Horbury, fully expectant 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 obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, however there are a various checks that may be initiated by the buyer or on a buyer’s behalf which should give them a better appreciation of the risks in Horbury. The conventional set of property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to find out if the property has historically flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser may commence a legal claim for losses stemming from an inaccurate response. The buyer’s lawyers should also carry out an enviro search. This should reveal if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.