My husband and I are intending to buy a 1 bedroom apartment in Huddersfield with a mortgage. We would like to retain our Huddersfield conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Huddersfield lawyer as well as pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Huddersfield conveyancing solicitor to apply to be on the conveyancing panel.

I am buying a property without a mortgage in Huddersfield. I have been living for the previous 20 years in Huddersfield. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then almost all of the Huddersfield conveyancing searches are non-obligatory. Your lawyer will 'advise', no-doubt strongly, that you should have searches carried out, but she has a professional duty to do this. Do consider; if you are intend to sell the house at a future date, it could be of importance to your prospective buyer what the searches determine. On occasion houses with no practical issues can still show up unpredicted search results. A good conveyancing solicitor in Huddersfield will be able to give you some helpful guidance here.

My bank has recommended a law firm on their panel based in Huddersfield but I would rather use a conveyancing lawyer in Huddersfield or nearer to where I live. Can you assist?

Not all Huddersfield conveyancing practices are on all lender’s conveyancing panel. Use the above find an approved solicitor tool to locate a Huddersfield conveyancing conveyancer on the on the lender panel.

I am buying a new build flat in Huddersfield. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Huddersfield

Please confirm the Lease plans are architect prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I am looking into buying my first house which is in Huddersfield and I am already nervous. I couldn't find anything specific about Huddersfield. Conveyancing will be needed in due course but do you know about the Huddersfield area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Huddersfield. In the meantime here are some basic statistics that we found