I am selling my home in Hoyland and the EA has just text me to warn that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. On what basis would a big named mortgage company only engage with specific law firms rather the firm that they want to choose for their conveyancing in Hoyland ?

Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.

We are planning to acquire a flat and require a conveyancing solicitor in Hoyland who is on the Skipton conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Hoyland.

We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to appoint a Hoyland based conveyancing firm?

Do check but the chances are that appoint one of their panel conveyancers should you take up the "fee-free" deal. Contact the mortgage company to ask if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor near Hoyland.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a house in Hoyland? or I am told that there is an ancient law that could mean that house owners living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this appropriate for conveyancing in Hoyland?

Unless a prior purchase of the premises completed after 12 October 2013 you may take it that solicitors carrying out conveyancing in Hoyland to continue to recommend a chancel search and or insurance against a claim.

My husband and I intend to acquire our 1st home in Hoyland. Conveyancing solicitor has been instructed. The broker advised that a survey is not necessary as the property was only constructed 16 yrs ago.

As the bare minimum you need a Home Buyer's Report. Given the residence was constructed more than a decade ago the property will not come with a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report may be enough. The report should highlight any apparent problems and suggest additional investigation if appropriate. If there are any indications of material issues obtain a comprehensive Building Survey from the beginning.