I had intended to instruct a conveyancing solicitor in Wilberfoss for our house purchase. Our financial adviser has since advised us that our bank Santander won't deal with them. Surely this is unduly restrictive?

Banks ordinarily imposes restrictions either the type or the volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must not be a sole practitioner. As well as restricting the type of firm, a few lenders have limited the number of firms they use to represent them. You should note that Santander have no responsibility for the quality of advice provided by any member of Santander Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there are mixed views about the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that thousands of law firms, including some in or near Wilberfoss only conduct a couple conveyances a year.

We are getting the release of further monies on our home loan from Aldermore as we wish to conduct improvements to our home in Wilberfoss. Are we obliged to appoint a high street Wilberfoss solicitor on the Aldermore conveyancing panel to handle the paperwork?

Aldermore would not normally instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.

We have agreed to purchase a house in Wilberfoss. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?

Given that you are obtaining a mortgage with Coventry BS your lawyer must follow the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease fails to meet these conditions. The requirements relate to the installation of panels on properties nationwide and is not isolated to Wilberfoss.

I have instructed a Wilberfoss solicitor having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Wilberfoss surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

How does conveyancing in Wilberfoss differ for newly converted properties?

Most buyers of new build residence in Wilberfoss contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because house builders in Wilberfoss typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Wilberfoss or who has acted in the same development.

What makes your site different to other internet conveyancing solicitors for conveyancing in Wilberfoss?

At this site get a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Wilberfoss. Unlike many estate agents and many comparison sites we do not charge firms a fee if you choose them for your property ownership legalities in Wilberfoss

I am thinking of choosing an online property lawyer as opposed to a Wilberfoss conveyancing practice. Am I making a mistake?

Advantages do exist in having the option attend a local Wilberfoss conveyancing solicitor such as

• signing documents and and when necessary
• having face-to-face explanations of matters that you need help with
• the ability to raise concerns if things are not going as expected

When comparing quotes, look carefully for hidden extras. The majority decent Wilberfoss high street solicitors give an all-inclusive price. Many online agents seem to offer low cost prices, but have burried 'extras' in the fine print.