I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in Thorpe Hesley with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS 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 conveyancing matter.

Forgive me if this question is silly but I am unexperienced as a 1st time purchaser of a ground floor flat in Thorpe Hesley. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in Thorpe Hesley?

On the day of completion you will not be required to go to the conveyancers office in Thorpe Hesley. Your solicitors will electronically transfer the completion advance to the seller's solicitors, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

My wife and I buying a 4 bedroom semi-detached house in Thorpe Hesley. The intention is to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these works are allowed?

Your property lawyer will check the registered title as conveyancing in Thorpe Hesley can occasionally identify restrictions in the title deeds which prevent categories of alterations or require the consent of a 3rd party. Some extensions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

I am selling my apartment. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Barclays are being difficult. The Thorpe Hesley solicitor who is on the Barclays conveyancing panel is saying indemnity insurance will be fine but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?

It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Me and my brother own a terraced Georgian house in Thorpe Hesley. Conveyancing practitioner acted for me and Clydesdale. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold under the matching property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Thorpe Hesley and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.

I am selling my property. My past lawyers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Thorpe Hesley if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Thorpe Hesley. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.

A couple of months ago I was told by my bank that their panel solicitors operate no completion no charge basis for conveyancing in Thorpe Hesley. I had a purchase abort yet the solicitors have invoiced for search fees! They say the fees are seperate!

By promising "no completion no fee" Thorpe Hesley conveyancing lawyers are foregoing their fees for any work done. We must stress this is not to be regarded as an insurance scheme. you will still need to cover any disbursements that the solicitor has incurred on your behalf for example Thorpe Hesley local authority checks