My IFA requires my Selby law firm’s panel reference for the Lloyds conveyancing panel. What is the best way to find this out. I have e-mailed my local Selby office but they have not responded to me.

The sensible thing to do is ask for this information from your Selby conveyancing practitioner . They keep a central record lender panel numbers.

The Selby conveyancing firm handling our Selby conveyancing has uncovered an inconsistency between the information in the valuation report and what is in the conveyancing documents. My solicitor has advised that he needs to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action appropriate?

Your lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.

We previously appointed conveyancers located in Selby on the Nottingham solicitor panel. They are now charging me a supplemental charge for dealing with the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?

Provided it is contained in their Terms of Engagement or Quote then yes your solicitor is entitled to charge a fee for this. This charge is not dictated by Nottingham but by your Selby property lawyer. Some firms on the Nottingham panel will quote ’dealing with mortgage’ fee and others do not.

Completion of my purchase has taken place for my property in Selby. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I have finally had an offer on an apartment in Selby agreed to, the owners do nevertheless have a tied purchase. The owners have put an offer on a flat, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Selby. What should be my next step? At what stage should I apply for the mortgage with Co-operative?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Selby conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Co-operative conveyancing panel. As to the next stages this very much depends on the circumstances of your case, motivation for the property and on the state of the market. In a hot market some home buyers will apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to proceed with the conveyancing in Selby.

It has been 2 months following my purchase conveyancing in Selby concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Estate agents have just been given the go-ahead to market my basement apartment in Selby. Conveyancing is yet to be initiated, but I have just received a quarterly service charge invoice – should I leave it to the buyer to sort out?

It best that you pay the maintenance contribution as usual because all rents and service payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Selby Conveyancing for Leasehold Flats - Examples of Queries before buying

Who are the managing agents? How many of the leaseholders are in arrears for their maintenance charge payments? What restrictions are contained in the Selby Lease?