I am six weeks into the sale of my house in Robin Hoods Bay and the EA has just text me to warn that the buyers are changing their solicitor. The excuse is that the mortgage company will only deal with solicitors on their approved list. On what basis would a major mortgage company only engage with certain law firms rather the firm that they want to select for their conveyancing in Robin Hoods Bay ?

UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.

Mortgage companies point to the increase in fraud as the reason for the pruning – criteria have been tightened 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 claims that it is hearing daily from firms that have been removed from panels. Some do not even realise 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 unlikely to have any sway in the decision.

Various internet forums that I have visited warn that are the primary reason for hinderance in Robin Hoods Bay house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of delay in conveyancing in Robin Hoods Bay.

Just had an offer accepted on a new build apartment in Robin Hoods Bay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Robin Hoods Bay

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

Over the last few months I have been searching for a flat up to £195,000 and identified one near me in Robin Hoods Bay I like with a park and railway links nearby, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Robin Hoods Bay suitable, so just wondered if I would be making a mistake buying a short lease?

If you need a mortgage that many years may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

My husband and I have AIP from National Westminster Bank who indicated we could borrow up to £350k. When do I need to instruct a lawyer for conveyancing? Robin Hoods Bay is where we are buying.

You can appoint a conveyancing practitioner now so that the property lawyer can open the file so they can do the ID checks etc. As and when you wish them to commence work you will be asked for a payment on account usually approximately £225. That should normally be after you have the mortgage offer and survey results, nevertheless should you want to expedite the process you can get going sooner albeit risking some expense.