I can't travel far from Swinton. Please explain the reason why all Swinton solicitors aren't included on all mortgage company panels?

Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or solicitor’s perspective, the the contrary view is that mortgage companies are increasingly anxious and regard it vital to defend themselves against mortgage fraud. As a result of this concern lenders are limiting their conveyancing panel to a size that they are happy to control.

Are the Swinton conveyancing solicitors identified as being on the Skipton conveyancing panel, together with their details provided by Skipton?

Swinton conveyancing firms themselves provide us confirmation that they are on the Skipton conveyancing panel as opposed to being supplied with a list from Skipton directly.

Should my solicitor be raising enquiries about flooding during the conveyancing in Swinton.

The risk of flooding is if increasing concern for conveyancers dealing with homes in Swinton. There are those who buy a house in Swinton, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not qualified to give advice on flood risk, but there are a various searches that can be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Swinton. The standard information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the owner to find out whether the premises has suffered from flooding. In the event that the residence has been flooded in past which is not disclosed by the owner, then a purchaser could commence a compensation claim as a result of such an incorrect reply. The purchaser’s lawyers will also carry out an enviro report. This will reveal if there is any known flood risk. If so, more detailed inquiries should be initiated.

It has been 2 months following my purchase conveyancing in Swinton completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Due to the guidance of my in-laws I had a survey completed on a house in Swinton ahead of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders may not issue a loan on this type of house.

It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Swinton. Conveyancing may be slightly more expensive based on your lender's requirements.