Me and my partner are hoping to purchase a 3 bedroom flat in Ripponden with a mortgage. We like our Ripponden lawyer, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Ripponden solicitor and pay for one of their panel firms to represent them. We regard this is unjust; is there anything we can do?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Ripponden conveyancing lawyer to apply to be on the conveyancing panel.

How up to date is your search tool for Ripponden conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?

Ripponden conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

We're in Ripponden, First timers buying with a mortgage (lender is Nationwide , and our solicitor is on the Nationwide conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Ripponden is the location of the property. Is there any advice you can impart?

Flying freeholds in Ripponden are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ripponden you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripponden may determine 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 premises.

My fiance and I may need to rent out our Ripponden 1st floor flat temporarily due to a new job. We used a Ripponden conveyancing practice in 2002 but they have since shut and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

A lease dictates relations between the freeholder and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Ripponden do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

Ripponden Leasehold Conveyancing - Sample of Questions you should consider before buying

The best form of lease arrangement is a share of the freehold. In this arrangement the tenants have control and even though a managing agent is often employed if the building is larger than a house conversion, the managing agent is directed by the tenants. Are any of leasehold owners in dispute over their service charge payments? What restrictions are there in the Ripponden Lease?