I am hoping to receive a offer of a home loan from Santander. My intention is to employ the services of a Licensed Conveyancer in Dewsbury. Does the Santander Conveyancing panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.

When it comes to lenders such as Lloyds, do Dewsbury lawyers have to pay a fee to be on the list of approved solicitors?

We are unaware of any lender fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I am purchasing a property in Dewsbury. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

Given that your lender is Leeds Building Society your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties countrywide and is not isolated to Dewsbury.

I am due to exchange contracts on my flat. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Santander are being difficult. The Dewsbury solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

How does conveyancing in Dewsbury differ for new build properties?

Most buyers of new build property in Dewsbury contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Dewsbury usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Dewsbury or who has acted in the same development.

I am thinking of appointing a conveyancing lawyer in Dewsbury for my sale. Can I see a firm’s complaints history with the legal regulator?

One can review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.

I have read on various consumer advice websites that when choosing a conveyancing lawyer they must be approved by your bank. This is my first home move but I have an offer in principle via Nat West Bank and I already have a local conveyancing solicitor in Dewsbury at the ready. Does Halifax need an approved conveyancer to be instructed? If so, where do I find that list for my conveyancing in Dewsbury?

You should choose a solicitor that is on the Halifax panel. Simply ring your chosen Dewsbury conveyancing lawyer to check if they are on the Halifax panel. If they are not approved you have a number of alternatives open to you here:

• Carry on with your chosen Dewsbury lawyer but Halifax will no doubt instruct a solicitor on their conveyancing panel. The net result is additional charges and probable delay.
• Appoint a fresh conveyancer to conduct the conveyancing, not forgetting to check that they are on the Halifax conveyancing panel.
• Appeal to your lawyer to attempt to join the bank panel.