Can you help? My Haxby solicitor is informing me me that she is duty bound toapply for Haxby conveyancing searches asthe firm are on the Santanderconveyancing panel. Is my conveyancer right?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Haxby conveyancing searches.

We had instructed solicitors based in Haxby on the Bank of Ireland solicitor approved list. They are now charging me a separate amount for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee set by Bank of Ireland?

Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your solicitor is entitled to levy a fee for this. This charge is not set by Bank of Ireland but by your Haxby conveyancing practitioner. Some firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.

We were going to get a OIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Haxby solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint Haxby solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Haxby is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Haxby?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Haxby. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Haxby. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Haxby

Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

My father has suggested that I appoint his conveyancing solicitors in Haxby. Should I use them?

Much as we are happy to recommend a Haxby conveyancing lawyer it’s preferable to choose a conveyancing lawyer is to have referrals from friends or relatives who have actually experience in using the solicitor that you are contemplating using.