I am in the process of selling my maisonette in Haxby and the estate agent has just telephoned to advise that the buyers are swapping law firm. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Haxby ?

Banks have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.

Banks attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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 buyers are unlikely to have any impact on this.

I was told four weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Haxby is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Haxby solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Haxby postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Haxby.

I have finally had an offer on an apartment in Haxby agreed to, the vendors do however have a dependent purchase. The sellers have offered on a flat, but it’s not yet tied up, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Haxby. What do I do now? When do I get the mortgage application with Co-operative going?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Haxby conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Co-operative conveyancing panel. Concerning the subsequent phase this very much dictated by the uniqueness of your case, motivation for this property and on the state of the market. In a hot market many buyers would apply for a home loan with Co-operative and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with the conveyancing in Haxby.

The estate agent has sent us the confirmation of our purchase of a new build flat in Haxby. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Haxby

Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Due to the advice of my in-laws I had a survey completed on a house in Haxby ahead of appointing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders may refuse to grant a mortgage on a flying freehold premises.

It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Haxby. Conveyancing may be slightly more expensive based on your lender's requirements.

I am looking to sell my home. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Haxby if that makes things easier.

Do use our search tool to help you choose a solicitor for your conveyancing in Haxby. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes smoothly.