My mortgage broker has requested my Pickering lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have tried my local Pickering branch but they cant find it on their system.

The sensible thing to do is ask for this information from your Pickering solicitor . They retain a central record lender panel numbers.

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

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

I currently have a mortgage with Clydesdale for my property in Pickering. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Clydesdale?

Your original mortgage agreement with Clydesdale will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. It may be that Clydesdale will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Pickering bank branch on various occasions and was informed it wasn't a problem and they would lend. My Pickering conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

Provided that the conveyancing practitioner is on the mortgage company approved list, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being problematic. The Pickering solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Pickering and how can your lawyers assist?

The particular law that you refer to provides security of tenure to commercial leaseholders, giving them the dueness to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Pickering is one of our hundreds of locations in which the firms we work with are based

Can you offer any advice when it comes to appointing a Pickering conveyancing practice to carry out our lease extension conveyancing?

If you are instructing a conveyancer for your lease extension (regardless if they are a Pickering conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Pickering conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

What volume of lease extensions has the firm conducted in Pickering in the last 12 months? If they are not ALEP accredited then why not?

Pickering Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying

Are any of leasehold owners in dispute over their service charge payments? Is the freehold owned jointly by the tenants?