The Otley conveyancing firm handling our Otley conveyancing has identified an inconsistency when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the conveyancing documents. My lawyer has advised that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s stance right?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications 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 both parties.

Me and my brother own a terraced Victorian property in Otley. Conveyancing lawyer represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Alliance & Leicester to clarify?

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 Otley and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with the conveyancing lawyer who conducted the conveyancing.

I am looking for a leasehold apartment up to £245,000 and found one near me in Otley I like with a park and railway links in the vicinity, however it's only got 49 years unexpired on the lease. There is not much else in Otley for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease will likely be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

My husband and I are new on the property ladder - agreed a price, but the property agent informed us that the vendor will only go ahead if we instruct their preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer used to conveyancing in Otley

We suspect that the owner is unaware of this demand. Should the seller desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to use your preferred Otley conveyancing solicitors - as opposed tothe ones that will earn the estate agent a kickback or achieve conveyancing targets set by HQ.

I have noted on various consumer advice websites that before choosing a conveyancing lawyer they must be approved by your mortgage company. I am new to the process but I have an offer in principle from HSBC and I already have a local conveyancing lawyer in Otley at the ready. Can Halifax insist on an approved solicitor to be used? Does a list of panel solicitors even exist so I can pick a conveyancing solicitor in Otley?

You need to instruct a solicitor that is on the Halifax panel. Simply ring your chosen Otley conveyancing lawyer to check if they are on the Halifax panel. If they are not on the panel you have a number of options available to you here:

• Carry on with your preferred Otley conveyancing practitioner but Halifax will undoubtedly appoint a conveyancing practitioner on their approved panel. The net impact is additional fees together with likely delay.
• Appoint a new solicitor to conduct the conveyancing, making sure they are on the Halifax conveyancing panel.
• Appeal to your solicitor to apply to join the lender panel.