Is the fact that my conveyancer in Ilkley is not listed on my lender's solicitor panel that there is a problem with the quality of her conveyancing?

That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Ilkley conveyancing firm and enquire why they are no longer on the approved list for your lender.

It is is a decade since I acquired my home in Ilkley. Conveyancing lawyers have just been retained on the sale but I can't track down the title deeds. Will this jeopardise the sale?

Don’t worry too much. First there is a possibility that the deeds will be with the lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Most conveyancing in Ilkley relates to registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.

Just had an offer accepted on a new build apartment in Ilkley. Conveyancing is daunting 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 legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ilkley

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.

Due to the advice of my in-laws I had a survey completed on a property in Ilkley in advance of retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may refuse to give a mortgage on this type of home.

It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ilkley. Conveyancing will be smoother if you use a solicitor in Ilkley especially if they regularly deal with such properties in Ilkley.

I'm selling a apartment in Ilkley. I can find my conveyancer's company on the CLC list, but I can't locate my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the company must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unqualified staff.