Last August we completed a house move in Holton le Clay. We have noticed several issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been carried out as part of conveyancing in Holton le Clay?

The query is not clear as to the nature of the problems and if they are specific to conveyancing in Holton le Clay. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a seller fills in a questionnaire known as a SPIF. If the information turns out to be misleading, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Holton le Clay.

I am remortgaging my flat in Holton le Clay, does my lawyer need to be on the Bank of Ireland Conveyancing panel?

There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

We have a mortgage agreed in principle with Skipton. Holton le Clay conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Skipton?

There is no definitive answer here. Have Skipton conducted the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Holton le Clay lawyer on the Santander panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Holton le Clay solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Holton le Clay surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I own a terraced Edwardian property in Holton le Clay. Conveyancing solicitor represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?

You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Holton le Clay and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who conducted the purchase.

Been looking for a conveyancer for leasehold sale conveyancing in Holton le Clay. I'm selling, simple no mortgage to redeem, no rush, currently vacant. Got an estimate from a lawyer for a thousand pounds excluding VAT which is a tad high considering its so straightforward. Is it possible to find less expensive fees for conveyancing in Holton le Clay?

As it’s a sale only, £450 + VAT is likely to be about the lowest for sale conveyancing in Holton le Clay.