I am considering applying for a Yorkshire BS mortgage for purchase of a newly converted (under development) in St Anns with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Yorkshire BS ?

In theory, you could use a solicitor that is not on the Yorkshire BS conveyancing panel, but Yorkshire BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am helping my mother sell her house in St Anns. Does the conveyancer arrange the energy performance certificate or do I organise this?

Following the abolition of Home Information Packs, energy performance certificates became a compulsory component of moving property. An energy performance certificate needs to be commissioned prior to the property being marketed. It is not as aspect of the sale process that solicitors ordinarily arrange. If you are instructing a St Anns conveyancing practitioner they might be willing to arrange energy performance certificates given their contacts with long established St Anns accredited person

I am purchasing a property in St Anns. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?

As you are obtaining a mortgage with HSBC your lawyer must check the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties nationwide and is not isolated to St Anns.

My offer on a house in St Anns has been accepted, but there is a chain. The sellers have offered on somewhere, however it’s not been accepted yet, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in St Anns. What do I do now? At what point do I apply for the mortgage with Skipton?

It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then survey, St Anns conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Skipton conveyancing panel. Regarding the subsequent phase this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market some buyers would apply for the mortgage with Skipton and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with searches.

I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in St Anns for a purchase of a freehold house 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?

The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of St Anns conveyancing specialists.

I'm buying my first flat in St Anns with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not disclose to my conveyancer about this side-deal as it may affect my mortgage with Accord Mortgages Ltd. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I need to retain a conveyancing solicitor for some conveyancing in St Anns. I've land on a site which appears to be the perfect solution If there is a chance to get all formalities completed via phone that would be ideal. Should I be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?