We wanted to use a conveyancing solicitor in Kirkby Lonsdale for our house purchase. Our broker has since advised us that our mortgage lenders The Royal Bank of Scotland won't deal with them. Surely this is unduly restrictive?

Banks ordinarily restrict either the type or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have decided to limit the amount of firms they use to act for them. Be aware that The Royal Bank of Scotland have no responsibility for the quality of advice provided by any member of The Royal Bank of Scotland Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there remains mixed opinions concerning the extent of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Kirkby Lonsdale only carry out one or two conveyances per annum.

Should my lawyer be raising enquiries about flooding during the conveyancing in Kirkby Lonsdale.

Flooding is a growing risk for solicitors dealing with homes in Kirkby Lonsdale. Plenty of people will purchase a property in Kirkby Lonsdale, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a various checks that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Kirkby Lonsdale. The standard completed inquiry forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to determine if the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the owner, then a buyer could commence a legal claim for losses resulting from an misleading answer. A buyer’s solicitors will also conduct an enviro report. This will indicate whether there is any known flood risk. If so, additional investigations will need to be initiated.

My wife and I purchased a terraced Edwardian house in Kirkby Lonsdale. Conveyancing practitioner represented me and Bank of Ireland. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kirkby Lonsdale and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing solicitor who carried out the work.

I'm buying a new build house in Kirkby Lonsdale with the aid of help to buy. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about the extras as it will adversely affect my loan with HSBC Bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

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At this site obtain a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Kirkby Lonsdale. As opposed to estate agents and brokerage sites we do not operate referral arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the highest commission, rather than the best value conveyancing in Kirkby Lonsdale