I am considering applying for a RBS mortgage for purchase of a newly converted (under development) in Snaith with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

In theory, you could use a solicitor that is not on the RBS conveyancing panel, but RBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am helping my sister sell her house in Snaith. Does the conveyancer order an energy performance certificate or should I organise this?

After the demise of Home Information Packs, energy performance certificates was maintained a mandatory element of selling a property. An energy performance certificate needs to be commissioned in advance of the property being marketed. This is not as aspect of the sale process that lawyers normally arrange. Where you are using a Snaith conveyancing lawyer they might be able to arrange energy performance certificates due to their contacts with long established Snaith assessors

Is there a list of Barclays panel conveyancers in Snaith on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings available over the internet. Where you are seeking to appoint a Snaith property lawyer on the Barclays please make the most of our tool.

I have finally had an offer on an apartment in Snaith agreed to, but there is a chain. The owners have placed an offer on a property, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Snaith. What should be my next step? At what stage should I apply for the mortgage with Yorkshire BS?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then survey, Snaith conveyancing search fees, etc). First, you must check that your lawyer is on the Yorkshire BS conveyancing panel. As to the next stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a rising market many home buyers would apply for a home loan with Yorkshire BS and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with the conveyancing in Snaith.

I have been on the look out for a ground for flat up to £195,000 and found one round the corner in Snaith I like with a park and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Snaith for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property 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 existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

Do I need to be suspicious about third parties that I am dealing with are recommending an internet conveyancing firm as opposed to a local Snaith conveyancing practice?

As with lots of service providers, often input from family and friends can be very helpful. Yet there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. Don't forget that the majority of banks operate an approved list of conveyancers you have to use for the mortgage related work in your home move.

The conveyancers conducting our conveyancing in Snaith has forwarded papers to review that indicate that the land is unregistered with epitome documents. Surely all property in Snaith should be registered?

It is rare for premises in Snaith not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Snaith conveyancing practitioners will be familiar with this type of conveyancing but in the event that uncertainty prevails the usual guidance these days appears to be for the seller to register it first and thereafter sell - this can though naturally cause a significant delay.