My IFA has requested my Harrogate law firm’s panel reference for the Nationwide conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Harrogate office but they don't know it.

You are best placed to get this information from your Harrogate solicitor . Most Harrogate conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.

A friend informed me that in purchasing a property in Harrogate there may be a number of restrictions prohibiting external changes to a property. Is this right?

We are aware of anumerous of properties in Harrogate which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Harrogate should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you help - my lawyer advises that restrictive coveneant insurance is required on my purchase. What is the level of cover for Harrogate conveyancing?

The appropriate level of restrictive coveneant indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.

I had an offer accepted on a house in Harrogate on 15/7/2025, valuation was booked five days later, received a clean bill of health. Property lawyer retained, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should I be suspicious that brokers that I am dealing with are suggesting a national conveyancing firm as opposed to a local Harrogate conveyancing practice?

As is the case with many service providers, often suggestions from relatives can be very helpful. But there are lots of players in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest solicitors to use. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You have the right to choose your own conveyancer. You need to be aware that some mortgage providers have an approved list of lawyers you must use for the mortgage aspect of your conveyancing.

I am thinking of appointing a conveyancing solicitor in Harrogate for my purchase. Is there any facility to see a solicitor's complaints history with the profession’s regulator?

One can read published Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after Jan 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.

What are the common defects that you encounter in leases for Harrogate properties?

There is nothing unique about leasehold conveyancing in Harrogate. All leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts. A duty to insure the building

A defective lease can cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, The Mortgage Works, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, forcing the buyer to pull out.

I own a ground floor flat in Harrogate, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Harrogate with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2083

You have 58 years remaining on your lease the likely cost is going to be between £23,800 and £27,400 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.