My IFA says he needs my Bradford lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have called my local Bradford branch but they don't know it.

You are best placed to get this information from your Bradford conveyancing practitioner . Most Bradford conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

I require conveyancing for a flat in a fairly new development (6 years old) in Bradford. Almost all the flats are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Bradford?

If you are acquiring a property with the assistance of a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Bradford conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Bradford.

we are a couple who intend to purchase a 1 bedroom apartment in Bradford with a mortgage from The Royal Bank of Scotland.We would like to retain our Bradford conveyancing solicitor but The Royal Bank of Scotland says she’s not listed on their approved list of member firms. we are left little option but to use a The Royal Bank of Scotland panel solicitor or keep our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its various provisions, a common one being that conveyancers needs to be on the The Royal Bank of Scotland approved list. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for The Royal Bank of Scotland

The deeds to our home can not be found. The lawyers who conducted the conveyancing in Bradford 5 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to hold title deeds to establish that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

I'm remortgaging a property in Bradford. I can find my conveyancer's company on the Law Society's list, but I can't find my lawyer's name on the list. Is this a big problem?

Not every individual in the company must be listed by the regulator. As long there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unlicensed staff.