Please explain the implications if my lawyer’s firm is suspended from the Clydesdale Conveyancing panel ahead of completing my conveyancing in North Cave?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

I can see plenty of information on this site concerning conveyancing in North Cave but what is your top tip for appointing the right conveyancer in North Cave

Do not opt for the cheapest North Cave conveyancing fees. You really do get what you pay 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 advance.

We had appointed conveyancing lawyers based in North Cave on the Nottingham solicitor approved list. They are now charging me a separate sum for dealing with the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can charge a fee for this. The charge is not dictated by Nottingham but by your North Cave conveyancing practitioner. Numerous firms on the Nottingham panel will charge ’dealing with mortgage’ fee and others do not.

We are getting the release of further funds on our home loan from Lloyds as we intend to conduct renovations to our house in North Cave. Are we obliged to choose a bricks and mortar North Cave solicitor on the Lloyds conveyancing panel to handle the paperwork?

Lloyds don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.

Should our conveyancer be raising enquiries concerning flooding during the conveyancing in North Cave.

Flooding is a growing risk for conveyancers dealing with homes in North Cave. There are those who acquire a property in North Cave, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not qualified to offer advice on flood risk, however there are a various checks that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in North Cave. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the property has suffered from flooding. If the property has been flooded in past which is not revealed by the owner, then a buyer could commence a legal claim for losses stemming from an incorrect answer. A buyer’s conveyancers will also carry out an enviro search. This will reveal if there is a recorded flood risk. If so, additional inquiries should be carried out.

Is it possible to change conveyancer as I have to appoint one who is on the Halifax conveyancing list. I was using a family conveyancing solicitor in North Cave round the corner but she is not accepted by Halifax

We will our best to assist in finding you a conveyancing solicitor in North Cave on the Halifax panel. Please note that the law firms that we list do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in North Cave. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in North Cave.

How and when do I incur the Stamp Duty Land Tax due for my North Cave house purchase?

The conveyancer will complete a Land Transaction Return Form for you during your North Cave conveyancing transaction for you to sign. After completion your conveyancer will submit the Land Transaction Return Form to the Inland Revenue and - as long as they have the funds - pay any land tax due for you.