My husband and I are buying a 2 bedroom flat in Huddersfield with a mortgage. We like our Huddersfield solicitor, however the mortgage company advise he's not on their "panel". It seems we have little choice but to appoint one of the lender panel firms or continue with our Huddersfield property lawyer as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Huddersfield conveyancing lawyer to apply to be on the conveyancing panel.

I am looking for a leasehold apartment up to £235,500 and found one round the corner in Huddersfield I like with amenity areas and station nearby, however it's only got 51 years unexpired on the lease. There is not much else in Huddersfield suitable, so just wondered if I would be making a mistake purchasing a short lease?

If you require a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.

What does commercial conveyancing in Huddersfield cover?

Huddersfield conveyancing for business premises covers a broad array of services, provided by regulated solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I need to instruct a conveyancing solicitor for my conveyancing in Huddersfield. I have stumble across a web site which appears to be the perfect answer If there is a chance to get all the legals completed via web that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I have appointed a Huddersfield conveyancing solicitor for our house purchase (first time buyers) and have picked up in the Ts and Cs that they are not governed by the Financial Conduct Authority. Need I be worried or is that the norm with lawyer?

We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who dictate strict stipulations regulating monies sitting on client account.