My husband and I are looking to acquire a flat in Rawdon and Yeadon and are in fact using a Rawdon and Yeadon conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. HSBC Bank have this morning contacted us to advise us that they have now hit a problem as our Rawdon and Yeadon conveyancer is not on their conveyancing panel. What do we do from here?

When purchasing a property with the benefit of a mortgage it is usual for the purchasers' solicitors to also represent 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 Accreditation Scheme. Your property lawyer should contact your bank 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 and you may continue to use your own Rawdon and Yeadon solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

The deeds to my home can not be found. The solicitors who conducted the conveyancing in Rawdon and Yeadon 4 years ago are no longer around. What are my next steps?

You no longer need to have the physical original deeds to establish that you own the land or property, given that the Land Registry have everything they need in a digital format.

I'm buying a new build house in Rawdon and Yeadon benefiting from help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not reveal to my lawyer about this deal as it would put at risk my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Rawdon and Yeadon is where the house is located. Can you offer any opinion?

Flying freeholds in Rawdon and Yeadon are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rawdon and Yeadon you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rawdon and Yeadon may decide 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 residence.

We have been told by many estate agents that it can take six to eight weeks for Rawdon and Yeadon conveyancing to complete.This was 3 ago. The property information was only sent from the vendors lawyer yesterday so now does it countdown?

There is no definitive time frame for conveyancing in Rawdon and Yeadon. Conveyancing is subject to too much unpredictabilities. Rawdon and Yeadon conveyancing searches alone may take some weeks before they are received.