I am six weeks into the sale of my flat in North Cave and the EA has just called to say that the buyers are changing their law firm. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. On what basis would a major lender only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in North Cave ?

UK lenders have always had an approved set of law firms they are content to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.

I am need of leasehold conveyancing for an apartment in a relatively new development (five years old) in North Cave. 95% of the appartments have already been sold. Is it strictly necessary to order local searches as part of conveyancing in North Cave?

You would be taking a significant risk in not carrying out North Cave conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. Where timings and driving down costs are top of your concerns you should consider with your lawyer about the possibility of search insurance

We are looking to buy a flat and need a conveyancing solicitor in North Cave who is on the TSB solicitor panel. Can you recommend a local 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 TSB . We don't recommend any particular firms conducting conveyancing in North Cave.

I am looking for a leasehold apartment up to £305k and found one close by in North Cave I like with a park and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. I can't really find anything else in North Cave suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you require a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

What can I expect to pay for conveyancing in North Cave?

Almost all North Cave conveyancing practices will agree to a fixed fee. In the event that further work become due during the transaction your conveyancer is obliged disclose to you in writing of any extra fees for such work as soon as it becomes foreseeable. Some work on a no move no charge basis, others will levy an bill for a fraction of the set charges, calculated based on the point at which the matter aborts.

It is advisable to seek a few conveyancers to give you an estimate.