I am nearing exchange of contracts for my flat in North Yorkshire and the estate agent has just called to say that the buyers are swapping law firm. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a major lender only work with certain law firms rather the firm that they want to appoint for their conveyancing in North Yorkshire ?

UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 sway in the decision.

I am in a contract race with another buyer for a property in North Yorkshire. What can be done to expedite the buying process?

In the event that the seller is applying pressure to sign contracts it is highly recommended that your solicitor is familiar with the area as they will make use of local relationships and insight. It is even conceivable that they could have handled otherhomes in the same road. Therefore consider using a North Yorkshire conveyancing lawyer. In addition, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is claimed that just under twenty per cent of North Yorkshire conveyancing deals are frustrated or derailed after finding out that a buyer’s solicitor was not on their mortgage lender’s panel. In many cases this discovery resulted in the legal transfer of property being frustrated by almost 21 days. It is said that this issue impacts approximately 100,000 home sales every year. Almost all North Yorkshire conveyancing practices can not act for certain mortgage companies so do check as early as possible.

I am looking for a flat up to £195,000 and found one round the corner in North Yorkshire I like with a park and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in North Yorkshire for this price, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a home loan that many years may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years 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 with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

As co-executor for the estate of my grandmother I am disposing of a house in Neath but reside in North Yorkshire. My solicitor (based 300 kilometers from merequires that I execute a statutory declaration before completion. Can you recommend a conveyancing practitioner in North Yorkshire to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in North Yorkshire

What tools are available to find a North Yorkshire conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 15miles to meet the lawyer.

Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case North Yorkshire and you will see a number of lawyer located nearest North Yorkshire. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.