My partner and I have arranged the release of further funds on our home loan from TSB as we intend to conduct a loft conversion to our home in Hebden Bridge. Do we need to select a local Hebden Bridge solicitor on the TSB conveyancing panel to handle the paperwork?

TSB would not normally require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.

I had a mortgage agreed in principle with Principality. Hebden Bridge conveyancing lawyers have been selected. How long does it take for Principality to issue the offer to the solicitor?

There is no definitive answer here. Have Principality completed the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have finally had an offer on an apartment in Hebden Bridge accepted, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have selected a local conveyancing solicitor in Hebden Bridge. What do I do now? At what point should I apply for the mortgage with Co-operative?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, Hebden Bridge conveyancing search fees, etc). First, you must ensure that your conveyancing practitioner is on the Co-operative approved list. As to the next stages this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a buoyant market many purchasers will apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they pay their lawyer to move forward with searches.

My colleague recommended that where I am buying in Hebden Bridge I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Hebden Bridge conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Hebden Bridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Hebden Bridge Education with maps and statistics, Local Amenities and other useful information concerning Hebden Bridge.

About to purchase a new build flat in Hebden Bridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hebden Bridge

Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Am I best advised to appoint a Hebden Bridge conveyancing solicitor based in the vicinity that I am purchasing? I have an old university friend who can carry out the legal work however her office is 200kilometers drive away.

The benefit of a local Hebden Bridge conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Hebden Bridge know how is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were content that should outweigh using an unfamiliar Hebden Bridge conveyancing solicitor just because they are round the corner.

Myself and my fiance have just had an offer accepted on a house and had an appointment on Wednesday with the Post Office for the mortgage. They advised me that when it comes to choosing a property lawyer that if they are not on their approved panel of conveyancing practitioners then we will incur a further fee of £200. This is is due to the fact that they will then have to instruct a conveyancer to act on their behalf as well as the one we choose to act on our behalf and we assume responsibility for their invoice. I have requested the Post Office to provide me with a list so I can seek quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?

You can enquire of the Post Office what their panel criteria is for a conveyancer.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for the Post Office historically. If the answer to those is yes, then just clarify this with the Post Office. Alternatively please make use of our search facility and we may be able to identify a solicitor in Hebden Bridge on the panel for the Post Office.