Me and my fiance are buying a 1 bedroom flat in Beverley with a mortgage. We wish to retain our Beverley solicitor, but the lender advise he's not on their "panel". It seems we have no option but to appoint one of the mortgage company panel firms or retain our Beverley conveyancing practitioner and pay for one of their panel ones to act for them. We regard this is unjust; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Beverley conveyancing lawyer to apply to be on the conveyancing panel.

We are buying a property and need a conveyancing solicitor in Beverley who is on the Virgin Money solicitor panel. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Beverley.

I have been advised by my solicitor that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Beverley?

The right level of missing deeds indemnity insurance depends on your lender. It would differ for example between National Westminster Bank and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.

Is there a list of Leeds Building Society panel solicitors in Beverley on the UK Finance Lenders’ Handbook Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of mortgage companies make their panel listings open the public online. If you are in need of a Beverley lawyer on the Leeds Building Society please make the most of our tool.

After shopping around on the internet I have found a Beverley lawyer having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Beverley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I'm buying a new build house in Beverley with the aid of help to buy. The developers would not move on the price so I negotiated 6k of additionals instead. The estate agent suggested that I not to tell my lawyer about this side-deal as it will affect my loan with Coventry Building Society. Should I keep quiet?.

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.

I am looking for a leasehold apartment up to £195,000 and found one close by in Beverley I like with open areas and station nearby, however it only has 49 years on the lease. There is not much else in Beverley for this price, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.