My wife and I purchasing a end of terrace house in Beverley. We would like to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these alterations are permitted?

Your solicitor should check the registered title as conveyancing in Beverley will occasionally reveal restrictions in the title deeds which restrict certain alterations or require the permission of a 3rd party. Some extensions need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

is it true that all Beverley solicitor firms on the Nationwide conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.

I currently have a mortgage with Leeds Building Society for my property in Beverley. 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 Leeds Building Society?

You must advise Leeds Building Society before renting your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. In many cases banks or building societies 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 Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel firm.

I used Stirling Law a few years ago for my conveyancing in Beverley. I now require my papers but cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beverley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm buying my first flat in Beverley benefiting from help to buy. The sellers refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my conveyancer about this deal as it may adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Beverley is the location of the property. Can you shed any light on this issue?

Flying freeholds in Beverley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beverley you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beverley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I'm refinancing my existing home to a BTL mortgage with Santander and intend to use the remaining equity towards another property. The location we are looking at is Beverley. Will your lawyers be able to act for the two mortgage companies and tie in the transactions?

Make use of our comparison tool on this site to check that the solicitors are on the appropriate lender panels. On the basis that they are the lawyer should be able to tie up the two deals but you should have a chat with you lawyer and communicate your desired outcome and requirements.