I am hoping to move into my new home in Robin Hoods Bay next Tuesday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the mortgage company. What risks does the mortgage company expect the insurance to cover?

Any lawyer on acting for lenders 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 requirements. These requirements are not specific to conveyancing in Robin Hoods Bay.

Should our conveyancer be raising questions regarding flooding as part of the conveyancing in Robin Hoods Bay.

Flooding is a growing risk for conveyancers dealing with homes in Robin Hoods Bay. There are those who acquire a house in Robin Hoods Bay, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a various searches that may be carried out by the buyer or by their solicitors which can give them a better appreciation of the risks in Robin Hoods Bay. The standard property information forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to determine if the property has ever been flooded. In the event that the premises has been flooded in past which is not disclosed by the vendor, then a purchaser could issue a legal claim for losses resulting from an inaccurate response. The purchaser’s solicitors should also carry out an enviro report. This will reveal if there is any known flood risk. If so, additional inquiries will need to be carried out.

Due to the guidance of my in-laws I had a survey completed on a house in Robin Hoods Bay in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some banks may not grant a mortgage on such a home.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Robin Hoods Bay. Conveyancing may be slightly more expensive based on your lender's requirements.

What does commercial conveyancing in Robin Hoods Bay cover?

Non domestic conveyancing in Robin Hoods Bay covers a wide array of guidance, given by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

I am looking for a conveyancing practitioner in Robin Hoods Bay for my remortgage. Can I see a solicitor's complaints history with the profession’s regulator?

Members of the public may review documented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training reasons.