Is the fact that my solicitor in Hoyland is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Hoyland conveyancing firm and enquire why they are no longer on the approved list for your bank.

I used Stirling Law several years ago for my conveyancing in Hoyland. I now require my file but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Hoyland of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying my first flat in Hoyland with a mortgage from Skipton Building Society. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not reveal to my solicitor about the deal as it will adversely affect my mortgage with Skipton Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Hoyland is where the house is located. Can you shed any light on this issue?

Flying freeholds in Hoyland are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hoyland you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hoyland may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

How straightforward is it to use your search tool to find a conveyancing practitioner in Hoyland on the panel for my lender?

First select a mortgage company such as Yorkshire Building Society, The Mortgage Works or Alliance & Leicester then choose your preferred area for instance Hoyland. Conveyancing practices in Hoyland and across England and Wales will then be shown.