My fiance and I are hoping to acquire a home in West Yorkshire and have instructed a West Yorkshire conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Nottingham Building Society have this evening contacted us to advise us that there is now an issue as our West Yorkshire lawyer is not on their approved list of lawyers. What do we do from here?

Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own West Yorkshire solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.

Is it realistic for conveyancing in West Yorkshire to be concluded within 10 days?

First, If the seller is applying pressure to exchange it is highly recommended that your solicitor is familiar with the location as they will make use of local relationships and intelligence. It is possible that they would have transacted previousproperties in the same neighbourhood. You would be best advised to use a West Yorkshire conveyancing firm. Second, ensure that the lawyer is on the on the approved list for your mortgage company. It is estimated that just under twenty per cent of West Yorkshire conveyancing deals are suspended or jeopardised after finding out that a buyer’s lawyer was not on their mortgage lender’s panel. In many cases this discovery resulted in the transaction being frustrated by an average of 21 days. It is claimed that this issue affects approximately one hundred thousand home moves annually. Most West Yorkshire conveyancing firms can not represent certain banks so do check as early as possible.

We are due to move home in June. Should my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in West Yorkshire. Conveyancing solicitor was found before I stumbled across this page.

On the afternoon of completion you can collect the house keys from your estate agent however this should only occur after the vendors lawyers advise the agent that they have the completion monies and the keys can be passed over. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you locate a residential property solicitor in West Yorkshire or a firm that specialises in conveyancing in West Yorkshire.

Two weeks ago we had a mortgage agreed in principle with RBS. West Yorkshire conveyancing lawyers have been chosen. How long does it take for RBS to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My wife and I are spending time looking at flats in West Yorkshire and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I will be getting a home loan with TSB.

You should start requesting conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are taking out a mortgage with TSB, ask your prospective lawyers if they are on the TSB conveyancing panel otherwise they can't do the mortgage legal work.

About to purchase a new build apartment in West Yorkshire. Conveyancing is a frightening process 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in West Yorkshire

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? 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. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

My brother mentioned that when selecting a conveyancing lawyer they must be approved by your mortgage company. I am a FTB but I have an AIP with Santander and I already have a high street conveyancing lawyer in West Yorkshire lined up. Can Nat West Bank need an approved lawyer to be instructed? If so, where can I find that list for my conveyancing in West Yorkshire?

You need to choose a solicitor that is on the Nat West Bank panel. Just call your preferred West Yorkshire conveyancing solicitor and ask if they are on the Nat West Bank panel. If they are not approved you have numerous alternatives open to you here:

• Proceed with your existing West Yorkshire property lawyer but Nat West Bank will no doubt instruct a conveyancer on their approved panel. The net impact is additional charges and potential frustration.
• Appoint a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the Nat West Bank conveyancing panel.
• Convince your conveyancing practitioner to attempt to join the bank panel.