Our solicitor has identified a a problem with the lease for the apartment we are buying in Bedale. The seller’s lawyers have put forward defective title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the lender are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook requirements. 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 property lawyer will have no choice but to discontinue acting for you.

I have been told that property searches are the number one cause of obstruction in Bedale conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Local searches are not likely to be the root cause of slowing down conveyancing in Bedale.

I'm buying my first flat in Bedale with a mortgage from The Mortgage Works. The sellers would not reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my solicitor about the deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

We're first time buyers - agreed a price, yet the selling agent advised that the seller will only issue a contract if we instruct the agent's preferred lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family conveyancer used to conveyancing in Bedale

We suspect that the seller is unaware of this demand. Should the vendor desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the owners direct and make the point that (a)you are motivated buyers (b)you are ready to progress, with finances arranged © you are unencumbered (d) you wish to move quickly (e)however you are going to instruct your preferred Bedale conveyancing lawyers - not the ones that will earn the estate agent a commission or hit his conveyancing targets set by senior management.

I require the services of a lender panel solicitor in Bedale. Could you help me?

It is not clear why you need a Bedale panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Bedale are on their panel . If you do find such a firm in Bedale not listed please direct them to our site to list. After all the cost is only one £1 a month