My solicitor has discovered a defect with the lease for the flat we are buying in Yorkshire Dales. The other side have put forward title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must check that the mortgage company is content with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

Do lenders provide you with an approved list of Yorkshire Dales conveyancing solicitors? How do you know who is on the Clydesdale conveyancing panel?

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

We are planning to move house in June. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Yorkshire Dales. Conveyancing solicitor was organised prior to coming across this website.

On the day of completion you can pick up the house keys from your estate agent but this should only be done after the vendors conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be given over. You should advise the removal company that you are ready to move in. We do not suggest a specific removal company but can help you locate a conveyancing in Yorkshire Dales or a lawyer that specialises in conveyancing in Yorkshire Dales.

Please help - my lawyer says that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Yorkshire Dales?

The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Barclays and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

My wife and I are in the throws of looking at flats in Yorkshire Dales and I am now considering a potential offer. Is it premature to have a solicitor in place? I intend to finance via a mortgage with Clydesdale.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are seeking a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Yorkshire Dales. Conveyancing is a frightening process 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 conveyancing.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Yorkshire Dales

Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

My wife and I have recently appointed a conveyancing solicitor in Yorkshire Dales. I need to find out if they are listed on the bank's conveyancing panel. Could you help?

You should contact the solicitor and ask them if they are on the lender's panel. If that does not help call us and we can investigate and revert. If they are not on the lender panel we we can help find a specialist conveyancing solicitor in Yorkshire Dales on the approved list for your mortgage company.