My husband and I are buying a 3 bedroom flat in Gomersal with a mortgage. We wish to retain our Gomersal lawyer, but the bank advise he's not on their "panel". We have to appoint one of the lender panel firms or retain our Gomersal conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We feel that this is unjust; can we not insist that the mortgage company use our Gomersal lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Gomersal conveyancing solicitor to apply to be on the conveyancing panel.

The owners of the property we are looking to purchase have instructed a conveyancing firm in Gomersal who has recommended a exclusivity contract with a deposit 10k. Are such agreements sensible?

Lock out contracts are contracts between a property seller and prospective buyer giving the buyer the sole right to the sale of the property for a certain period of time. For all intents and purposes, a lock out agreement is a contract specifying that you will be issued with a contract at a later time which is the contract for the actual sale. It is generally used for buyer protection though in many situations, the owner may stand to benefit from such agreements as well. There are many pros and cons to using an agreement but you should to check with your conveyancer but note that it may end up incurring more in conveyancing charges. For this these agreements are not popular when it comes to conveyancing in Gomersal.

Should our conveyancer be raising enquiries about flooding during the conveyancing in Gomersal.

Flooding is a growing risk for lawyers dealing with homes in Gomersal. Some people will purchase a house in Gomersal, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Conveyancers are not best placed to give advice on flood risk, however there are a various searches that may be carried out by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Gomersal. 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 vendor to find out if the property has ever been flooded. In the event that the property has been flooded in past and is not revealed by the vendor, then a purchaser could issue a compensation claim as a result of such an inaccurate reply. The buyer’s conveyancers will also carry out an enviro search. This will disclose whether there is any known flood risk. If so, further investigations should be carried out.

What is different about your site and other internet conveyancing solicitors when it comes to conveyancing in Gomersal?

At this site obtain a conveyancing quote from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Gomersal. As opposed to estate agents and brokerage sites we do not have commission deals with solicitors. Many agents and online brokers 'recommend' solicitors paying the highest per referral, rather than the best value conveyancing in Gomersal

A couple of months ago I was informed by my mortgage company that their panel conveyancers work on no sale no charge basis for conveyancing in Gomersal. My purchase aborted yet the conveyancers want search fees! They say the fees are independent!

Gomersal conveyancing search fees are separate expenses not solicitors costs as these are payable to a third party.