We are hoping to buy a 2 bedroom apartment in Beverley with a homeloan from Barnsley Building Society.We would like to retain our Beverley conveyancing lawyer but Barnsley Building Society advised that he's not on their approved list of firms. It seems we have little choice but to instruct a Barnsley Building Society panel solicitor or keep our high street solicitor and fork out for a Barnsley Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Barnsley Building Society use our lawyer?

No, not really. The mortgage issued to you is subject to its various provisions, a common one being that solicitors must be on the Barnsley Building Society approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barnsley Building Society

I purchased a renovated Edwardian house in Beverley. Conveyancing solicitor acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?

You need to read 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 Beverley 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 question the situation with your conveyancing solicitor who conducted the conveyancing.

Given that I will soon spend hundreds of thousands of pounds on a property in Beverley I would like to have a conversation with the lawyer regarding thehome move before appointing the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your property ownership legalities in Beverley.There is no ‘factory style conveyancing’ - each client is unique individual, not a file reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Beverley should be the amount on the final invoice that you are charged.

I have been sourcing a conveyancing lawyer in Beverley for my home move. Is it possible to check a solicitor's complaints history with the legal regulator?

Members of the public may see published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor call for training reasons.

I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a leasehold house in Beverley. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

Most houses in Beverley are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are purchasing in Beverley so you should seriously consider looking for a Beverley conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’spermission to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your solicitor will appraise you on the various issues.

Leasehold Conveyancing in Beverley - Examples of Questions you should ask Prior to Purchasing

Who are the managing agents? What restrictions exist in the Beverley Lease? Its a good idea to find out as much as you can concerning the company managing the block as they can either make life much easier or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical issues such as the tidiness of the common parts. Don't be afraid to ask other people what they think of their management. On a final note, investigate as to the dates that the maintenance charges are due to the managing agents and specifically how they are spending the funds.