Me and my partner are about to complete buying a house in Low Moor but as a result of damage from the recent storms I have was able negotiate recompense from the current proprietors in the sum of three thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however Santander are not allowing this. Why were they informed?

The property lawyer being on the Santander conveyancing panel is required to advise Santander of any changes to the sale price. If you were to refuse your conveyancing practitioner to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancing practitioner for your conveyancing in Low Moor.

Last month we had a mortgage agreed in principle with Aldermore. Low Moor conveyancing solicitors were instructed. How long does it take for Aldermore to forward the offer to the conveyancer?

There is no definitive answer here. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am due to exchange contracts on my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being pedantic. The Low Moor solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Low Moor is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

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

I moved into my home on 4 November and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Low Moor said it should be recorded inside ten days. Are properties in Low Moor uniquely lengthy to register?

There is nothing unique about conveyancing in Low Moor registration formalities. As opposed to being determined by geographic area, timescales can vary subject to the party submitting the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. As of today roughly 80% of such applications are fully dealt with within 12 days but some can be subject to longer delays. Historically registration takes place once the purchaser is living at the premises thus an expedited registration is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

I have been on the look out for a flat up to £235,500 and identified one round the corner in Low Moor I like with amenity areas and station in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Low Moor in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

Our solicitor in Low Moor has uncovered a a problem with the lease for the flat we are purchasing in Low Moor. The seller’s lawyers have put forward defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.