My fiance and I are planning to buy a flat in Harrogate and have instructed a Harrogate conveyancing practice. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Godiva Mortgages Ltd have this morning contacted us to inform me that there is now an issue as our Harrogate solicitor is not on their conveyancing panel. Is this a problem?

Where you are buying a property requiring a mortgage it is usual for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Harrogate lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.

Why is leasehold purchase conveyancing in Harrogate is more expensive?

Harrogate leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Harrogate is the location of the property. Can you shed any light on this issue?

Flying freeholds in Harrogate are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harrogate you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harrogate may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

We're new to the buying process - had an offer accepted, yet the selling agent advised that the vendor will only move forward if we appoint their recommended solicitors as they need a ‘quick sale’. We would rather use a family conveyancer accustomed to conveyancing in Harrogate

It is highly unlikely the sellers are behind this. Should the owner require ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are chain free (d) you intend to proceed fast (e)however you will continue to instruct your preferred Harrogate conveyancing solicitors - not the ones that will earn their negotiator at the agency a kickback or achieve conveyancing thresholds pre-set by head office.

Is there an average conveyancing fee for conveyancing in Harrogate?

The average fee in 2014 for conveyancing in Harrogate was £1,395 not including Stamp Duty and HM Land Registry fees.