I am in the market for a reasonably priced conveyancer. Should I go for for a web based conveyancer or a local Helmsley conveyancing solicitor?

Existing third party connections are another important factor to consider when appointing conveyancing lawyers. Helmsley law firms often have long term relationships with mortgage brokers and Helmsley, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Hosting a sound knowledge of the local area is also a plus .

The mortgage over my property is with Bank of Ireland for my property in Helmsley. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Bank of Ireland?

You must advise Bank of Ireland prior to renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland 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 Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel firm.

I had an offer accepted on a property in Helmsley on 14/1/2019, valuation was booked 3 days later, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Can the lender hold off the offer?

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

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Helmsley solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 Helmsley 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 decided to have a survey completed on a property in Helmsley ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some banks tend not give a loan on such a home.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you e-mail us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Helmsley. Conveyancing may be slightly more expensive based on your lender's requirements.

My brother has suggested that I instruct his lawyers for conveyancing in Helmsley. Should I use them?

There are no two ways about it the ideal way to choose a conveyancing solicitor is to have guidance from friends or relatives who have previously instructed the firm that you are contemplating using.

My friend mentioned that when choosing a conveyancing solicitors they need approved by your bank. I am novice purchaser but I have an AIP via HSBC and I already have a local conveyancing lawyer in Helmsley lined up. Does Virgin Money insist on an approved lawyer to be instructed? If so, where can I find that list so I can choose a conveyancing solicitor in Helmsley?

You should instruct a solicitor that is on the Virgin Money panel. Just ring your chosen Helmsley conveyancing lawyer to check if they are on the Virgin Money panel. If they are not on the panel you have a number of choices available to you here:

• Proceed with your preferred Helmsley lawyer but Virgin Money will need to appoint a property lawyer from their conveyancing panel. This will result in additional cost together with likely delay.
• Choose a new conveyancing practitioner to conduct the conveyancing, making sure they are on the Virgin Money conveyancing panel.
• Convince your conveyancer to pull out all the stops to get listed on the Virgin Money conveyancing panel.