I am buying a leasehold flat in Settle. My Conveyancer is not listed on the lender solicitor panel. Is it possible for me to continue with my Settle conveyancing solicitor notwithstanding that they are not on the mortgage company panel?

You have a number of alternatives open to you here

• Complete the purchase with your preferred Settle property lawyer but your mortgage company will no doubt instruct a conveyancing practitioner from their conveyancing panel. This will result in additional cost and potential delay.
• Appoint a new solicitor to conduct the conveyancing, making sure they are on the bank conveyancing panel.
• Convince your lawyer to pull out all the stops to get listed on the lender’s conveyancing panel

My partner and I are selling our home in Settle and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing outfit as opposed to a conveyancing solicitor in Settle. Having lived in Settle for many years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

The estate agent has sent us the confirmation of our purchase of a new build flat in Settle. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Settle

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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

Over the last few months I have been searching for a ground for flat up to £245,000 and identified one round the corner in Settle I like with open areas and railway links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Settle suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a home loan that many years will likely be a potential deal breaker. 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 twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

My uncle has recommend that I use his conveyancing solicitors in Settle. Should I use them?

No doubt the best way to find a conveyancing solicitor is to have feedback from friends or family who have actually experience in using the solicitor you're are thinking of instructing.