I sincerely hope you can assist me. My Haydon Bridge lawyer is assuring me that she is duty bound toapply for Haydon Bridge conveyancing searches asthe firm are on the Nat Westconveyancing panel. Do I not have any say here?

You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Haydon Bridge conveyancing searches.

The Haydon Bridge conveyancing firm that I appointed last week on my house acquisition in Haydon Bridge have suddenly shut down. I chose them because I needed a solicitor on the Co-operative conveyancing panel and my family Haydon Bridge lawyer was not. I gave my credit card details for them to take one hundred and fifty pounds for searches. What should be my next steps?

If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Co-operative conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.

I'm the single beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Haydon Bridge. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I do know about the CML six month 'rule', meaning my property ownership will be regarded the same way as though I had purchased the house in November. Is the property unsalable for six months?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view lenders take of it, depend on the mortgage company as this requirement primarily exists to capture the purchase and immediately sell or the wholesaling and assigning of properties.

We are getting a further advance on our home loan from Coventry BS as we intend to carry out improvements to our property in Haydon Bridge. Do we need to choose a local Haydon Bridge solicitor on the Coventry BS conveyancing panel to handle the legals?

Coventry BS don't usually appoint a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS panel.

I recently had an offer accepted on a house in Haydon Bridge. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Soon after, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just had an offer accepted on a new build flat in Haydon Bridge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Haydon Bridge

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Haydon Bridge is where the house is located. Is there any guidance you can give?

Flying freeholds in Haydon Bridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Haydon Bridge you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Haydon Bridge may determine 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 residence.