Me and my husband are acquiring residence in Hoyland. My Conveyancer is not on the bank approved panel. Can I still use my Hoyland conveyancing solicitor even though they are not on the lender panel of approved conveyancing solicitors?

Various options include

• Complete the deal with your existing Hoyland conveyancer but your bank will no doubt use a property lawyer from their conveyancing panel. This will result in additional fees together with potential frustration.
• Appoint a new lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
• Convince your solicitor to attempt to join the mortgage company panel

My partner and I intend to remortgage our flat in Hoyland with TSB. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have two questions (1) Is this document specific to the TSB conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?

First, rest assured that your TSB conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to TSB. This is solely used to protect TSB if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of TSB had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am buying a semi-detached house in Hoyland. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Hoyland you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Hoyland.

I am the single beneficiary of my late father’s will with all property in now in my sole name, including the house in Hoyland. The Hoyland property was put into my name in September. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the property in September. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view lenders take of it, depend on the bank as this requirement primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of property.

My wife and I have arranged a further advance on our mortgage from RBS as we want to carry out improvements to our home in Hoyland. Do we need to select a local Hoyland solicitor on the RBS conveyancing panel to deal with the legals?

RBS do not ordinarily instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hoyland bank branch on numerous occasions and was told it wasn't a problem and they will lend. My Hoyland conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.

Your solicitor must follow the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

It has been four months following my purchase conveyancing in Hoyland concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.