I am hoping to move into my new home in Robin Hoods Bay next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What risks does the bank expect the insurance to cover?

All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Robin Hoods Bay.

What is your number one tip for finding a conveyancing solicitor in Robin Hoods Bay

It would be unwise to be tempted by the lowest Robin Hoods Bay conveyancing costs illustration. You really do get what you’re paying 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 ahead of the deal.

My wife and I buying a end of terrace house in Robin Hoods Bay. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to see if these works are permitted?

Your solicitor will review the registered title as conveyancing in Robin Hoods Bay can occasionally identify restrictions in the title documents which restrict certain changes or necessitated the permission of a 3rd party. Some extensions need local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.

Completion of my remortgage has taken place for my property in Robin Hoods Bay. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

How does conveyancing in Robin Hoods Bay differ for newly converted properties?

Most buyers of new build premises in Robin Hoods Bay approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is ready to move into. This is because developers in Robin Hoods Bay usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Robin Hoods Bay or who has acted in the same development.

I decided to have a survey carried out on a property in Robin Hoods Bay in advance of appointing conveyancers. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks will not give a loan on such a premises.

It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Robin Hoods Bay. Conveyancing may be slightly more expensive based on your lender's requirements.

My partner and I may need to sub-let our Robin Hoods Bay basement flat temporarily due to a new job. We instructed a Robin Hoods Bay conveyancing practice in 2002 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A lease dictates relations between the freeholder and you the flat owner; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Robin Hoods Bay do not contain strict prohibition on subletting – such a provision would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

Robin Hoods Bay Leasehold Conveyancing - Examples of Questions you should consider Prior to buying

How many of the leaseholders are in arrears for their service charge payments? Many Robin Hoods Bay leasehold apartments will incur a service charge for maintenance of the building set on behalf of the freeholder. If you purchase the property you will have to meet this liability, usually in instalments accross the year. This can be anything from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a rentcharge for you to pay annual, normally this is not a large sum, say about £25-£75 but you should to check as occasionally it could be prohibitively expensive. The answer will be helpful as a) areas may result in problems in the building as the common areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have a dispute with the managing agents you will want to have full disclosure