We were about to retain a conveyancing solicitor in Horsforth recommended on your site but have come across some other fee calculations on the internet seem cheaper – why is this?

One can find plenty of solicitors offering what appear to be cut price. We suggest that you think twice about how much you respect your own move to you are willing to be penny wise pound foolish with regard to the quality of the conveyancing. Some embed extras well inside the terms of engagement. The law firms that we list for conveyancing in Horsforth neverdo this.

My fiance and I are hoping to buy a 2 bedroom apartment in Horsforth with a residential mortgage from Halifax.We have a Horsforth conveyancing lawyer but Halifax says her practice is not on their "panel". It seems we have little choice but to instruct a Halifax panel solicitor or retain our preferred solicitor and fork out for a Halifax panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Halifax use our lawyer?

No, not really. The home loan issued to you contains terms and conditions, a common one being that conveyancers must be on the Halifax approved list. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Halifax

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Horsforth is the location of the property. Can you offer any opinion?

Flying freeholds in Horsforth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Horsforth you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Horsforth 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 premises.

In what way does the Landlord & Tenant Act 1954 impact my business offices in Horsforth and how can you help?

The particular law that you refer to provides protection to business leaseholders, giving them the dueness to apply to court for a new lease and continue in occupation when the lease reaches an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Horsforth is one of the numerous locations in which the firms we work with are located

My friend mentioned that before selecting a conveyancing firm they need approved by your bank. It happens to be my first home move but I have an offer in principle from Halifax and I already have a family conveyancing lawyer in Horsforth in place. Does Santander insist on an approved solicitor to be selected? If so, where do I find that list so I can pick a conveyancing lawyer in Horsforth?

You need to instruct a solicitor that is on the Santander panel. Just ring your preferred Horsforth conveyancing lawyer and ask if they are on the Santander panel. If they are not on the panel you have a number of alternatives open to you here:

• Complete the purchase with your chosen Horsforth conveyancer but Santander will no doubt use a conveyancing practitioner on their conveyancing panel. This will result in additional fees and probable interruption.
• Choose a new conveyancer to act in the purchase, ensuring that they are on the Santander conveyancing panel.
• Convince your conveyancer to seek to join the mortgage company panel.