We are purchasing a 2 bedroom apartment in North Cave with a mortgage. We have a North Cave conveyancer, but the lender says she’s not on their "panel". It seems we have no option but to instruct one of the lender panel solicitors or continue with our North Cave conveyancing practitioner and pay for one of their panel ones to represent them. We regard this is inequitable; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your North Cave conveyancing solicitor to apply to be on the conveyancing panel.

It is 10 years ago since I purchased my home in North Cave. Conveyancing solicitors have now been retained on the sale but I am unable to locate my title documents. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be with your lender or they could be in the possession of the conveyancers who acted in your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in North Cave relates to registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.

is it true that all North Cave solicitor practices on the Aldermore conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Aldermore conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

Completion of my purchase has taken place for my property in North Cave. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

My offer was accepted on an apartment in North Cave on 18/8/2025, valuation was booked 3 days later, received a clean bill of health. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

Given that I will soon spend over three hundred thousand on a garden flat in North Cave I wish to have a conversation with the lawyer regarding theconveyancing ahead of instructing the firm. Can this be arranged?

Absolutely - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your property ownership legalities in North Cave.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in North Cave should be the amount on the final invoice that you end up paying.

We expect to complete our sale of a £450,000 garden flat in North Cave next week. The managing agents has quoted £372 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in North Cave?

North Cave conveyancing on leasehold apartments usually results in fees being raised by freeholders :

Addressing pre-exchange enquiries Where consent is required before sale in North Cave Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for North Cave leasehold premises is £350. For North Cave conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide answers.

Leasehold Conveyancing in North Cave - Examples of Queries Prior to buying

What is the name of the managing agents? Is there a share of the freehold? What restrictions are contained in the North Cave Lease?