We are about to exchange on the purchase of a house in Skellingthorpe but as a consequence of wreckage from the recent storms I have was able negotiate recompense from the seller of £2k taking the form of a deduction in the price. I had intended this to be addressed as part of the conveyancing process yet Co-operative will not agree to this. Why were they involved?

The conveyancer being on a Co-operative conveyancing panel is required to inform Co-operative of any variations to the sale price. If you were to refuse your property lawyer to report the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancing practitioner for your conveyancing in Skellingthorpe.

We are purchasing a apartment in Skellingthorpe. It might be a silly question but how we can trust a solicitor? At some point we have to deposit money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We are planning to move home in April. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you suggest a removal company in Skellingthorpe. Conveyancing lawyer was chosen prior to coming across this site.

On the afternoon of completion you can collect the house keys from the estate agent however this should only occur when the previous owners conveyancers advise the agent that they have the completion monies and the keys can be collected. After that you will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a conveyancing in Skellingthorpe or a solicitor with expertise in conveyancing in Skellingthorpe.

I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Skellingthorpe solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

Are there restrictive covenants that are commonly identified during conveyancing in Skellingthorpe?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Skellingthorpe. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I am looking for a ground for flat up to £305k and found one near me in Skellingthorpe I like with a park and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Skellingthorpe for this price, so just wondered if I would be making a mistake buying a short lease?

Should you require a mortgage the shortness of the lease may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.

I have noted on numerous consumer advice websites that before selecting a conveyancing lawyer they must be approved by your mortgage company. I am a FTB but I have an offer in principle with Virgin Money and I already have a family conveyancing lawyer in Skellingthorpe lined up. Will Santander insist on an approved solicitor to be selected? Does a list of panel solicitors even exist so I can pick a conveyancing solicitor in Skellingthorpe?

You need to choose a solicitor that is on the Santander panel. The first thing to do is ring your preferred Skellingthorpe conveyancing lawyer to check if they are on the Santander panel. If they are not approved you have numerous alternatives available to you here:

• Complete the deal with your existing Skellingthorpe conveyancer but Santander will undoubtedly retain a lawyer on their approved list. This will result in additional charges and likely interruption.
• Appoint a fresh conveyancing practitioner to act in the purchase, making sure they are on the Santander conveyancing panel.
• Appeal to your conveyancing practitioner to apply to join the bank panel.