Please explain the implications if my solicitor is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Northern Moor?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

is it true that all Northern Moor solicitor practices on the Lloyds conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.

I had a mortgage agreed in principle with Lloyds. Northern Moor conveyancing lawyers have been selected. How long does it take for Lloyds to send the offer to the conveyancer?

There is no definitive answer here. Have Lloyds conducted the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

We were going to get a DIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Northern Moor solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Northern Moor solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.

Just had an offer accepted on a new build apartment in Northern Moor. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Northern Moor

Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

I own a leasehold flat in Northern Moor. Conveyancing and Santander mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Northern Moor who previously acted has now retired. Do I pay?

First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Northern Moor conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Northern Moor Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

Does the lease include onerous restrictions? Are any of leasehold owners in dispute over their service charge payments? Generally speaking the cost for major works are not included within service charges, although there some managing agents in Northern Moor ask leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for larger works.

I happen to be an executor of my recently deceased mum’s Will, with a house in Northern Moor which will be sold. The house has never been registered at HMLR and I'm told that some EAs will insist that it is completed before they will proceed. What's the mechanism for this?

In the situation you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.