My IFA has requested my Ripon law firm’s panel member for the HSBC conveyancing panel. What is the best way to discover this. I have e-mailed my local Ripon branch but they don't know it.

Have you tried contacting your Ripon lawyer about this?. They should have a central record lender panel numbers.

I am purchasing a property and need a conveyancing solicitor in Ripon who is on the HSBC Bank conveyancing. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for HSBC Bank in certain locations such as Ripon. We dont recommend any particular firm.

How can we tell if a Ripon conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Ripon obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer conducting your conveyancing.

I had a mortgage agreed in principle with Co-operative. Ripon conveyancing lawyers were chosen. How long does it take for Co-operative to forward the offer to the lawyer?

Some lenders take longer than others. Have Co-operative conducted the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We have agreed to purchase a house in Ripon. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Clydesdale your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and lawyers are required to report to Clydesdale where a lease does not meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Ripon.

I am buying a new build apartment in Ripon. Conveyancing is necessary evil 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 legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Ripon

Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Ripon is the location of the property. Can you offer any guidance?

Flying freeholds in Ripon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ripon you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripon may determine 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.