My fiance and I are hoping to buy a newly converted flat in Settle with a residential mortgage from .We have a Settle conveyancing solicitor but informed us her practice is not listed on their "panel". we are left little option but to use a panel firm or retain our preferred solicitor and fork out for a panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that solicitors will be on the solicitor panel. in the past, most banks had large numbers of law firms on their panels: a borrower could find 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Settle I like with a park and railway links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Settle suitable, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 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 term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.

I am a sole trader planning to lease a unit on the high street. Can you recommend solicitors offering fixed charges for commercial conveyancing in Settle for under 1500k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Settle, including the disposal and acquisition of businesses as well as simply property. Whether you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right lawyer. Regarding the charges this will depend on the structure and nuances of the deal. Please provide us with your details or telephone us so that we can provide you with a fixed commercial conveyancing calculation.

We are 14 days into a freehold purchase having been directed to conveyancers by the estate agent to handle our conveyancing in Settle. I am not happy. Can you you assist me in finding new solicitors?

A solicitor would have to be very bad to suggest changing them. Has your mortgage been sent? If so you must advise them of the replacement conveyancer and ensure the offer are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid supplemental costs and frustration. So that should be your first question of the new solicitors. The search tool should help you find a lender approved lawyer for your home move in Settle

Are all Settle conveyancers on every bank conveyancing panel?

You can use our search tool or you can pop into your local bank branch in Settle. Chances are that they will be in a position to suggest some approved conveyancing solicitors in Settle