I am one month into the sale of my home in Beverley and the EA has just telephoned to say that the purchasers are switching solicitor. The excuse is that the mortgage company will only deal with solicitors on their approved list. On what basis would a big named lender only engage with specific solicitors rather the firm that they want to select for their conveyancing in Beverley ?

Mortgage companies have always had panels of law firms they are content to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.

The Beverley conveyancing firm handling our Beverley conveyancing has identified a difference when comparing the surveyor’s assumptions in the valuation survey and what is in the title deeds. My lawyer says that he must ensure that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?

Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

Why is leasehold purchase conveyancing in Beverley costs more?

Beverley leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I am buying a property in Beverley. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

Given that your lender is Clydesdale your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Clydesdale where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties nationwide and is not limited to Beverley.

I am currently in the process of buying my council flat in Beverley. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

Santander have agreed my home loan in principle, my bid on a house in Beverley has been accepted, now what?

Your property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone Santander or the financial adviser and finalise any appropriate forms. Santander will sellect a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Santander will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Beverley.

I am four weeks into a leasehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Beverley. I am not happy. Can you you assist me in finding new lawyers?

A lawyer would have to be really poor to suggest diss instructing them. Has your loan offer been sent? If so you will need to advise them of the new contact details and ensure the loan are re-issued. Your new solicitor ideally should be on the lenders panel to avoid supplemental fees and frustration. So that should be your starting point. The search tool can help you find a bank approved solicitor for your conveyancing in Beverley