I am progressing with the sale of my ground floor flat in Robin Hoods Bay and the EA has just text me to say that the buyers are appointing a new property lawyer. The excuse is that the lender will only work with solicitors on their approved list. On what basis would a big named mortgage company only deal with certain solicitors rather the firm that they want to choose for their conveyancing in Robin Hoods Bay ?
UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
five months have gone by since my purchase conveyancing in Robin Hoods Bay concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. 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 premises 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.
Over the last few months I have been searching for a flat up to £245,000 and identified one near me in Robin Hoods Bay I like with open areas and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Robin Hoods Bay in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
I am looking into buying my first house which is in Robin Hoods Bay and I am already nervous. I couldn't find anything specific about Robin Hoods Bay. Conveyancing will be needed in due course but do you know about the Robin Hoods Bay area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Robin Hoods Bay. In the meantime here are some basic statistics that we found
Having checked my lease I have discovered that there are only Fifty years remaining on my flat in Robin Hoods Bay. I now want to extend my lease but my landlord is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. For most situations an enquiry agent may be useful to conduct investigations and to produce a report which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the application to the County Court covering Robin Hoods Bay.
Leasehold Conveyancing in Robin Hoods Bay - A selection of Queries Prior to buying
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What prohibitions are contained in the Robin Hoods Bay Lease? Is there a share of the freehold? In the main the cost for major works are not included within service charges, although a few managing agents in Robin Hoods Bay obliged leaseholders to contribute towards a sinking fund created for the specific purpose of building a fund for major works.
We recently become aware that one of the partners of the law firm acting on the purchase conveyancing in Robin Hoods Bay is is the mother of the seller. Is this acceptable?
Provided no conflict arises this should be fine. Where you are needing mortgage finance then the mortgage company may have a say as many banks have specific requirements on this. For example for Royal Bank of Scotland as of 4/3/2026, the requirements read as follows :