We expect to receive a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Yarm solicitors on the Skipton conveyancing panel, or is it better to go independently?

You will need to appoint Yarm solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.

The mortgage over my property is with Nationwide for my property in Yarm. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

You must advise Nationwide prior to renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.

Clydesdale have agreed my home loan in principle, my offer on a apartment in Yarm has been accepted, what happens next?

Your property agent will wish to know who your solicitors are (ensure that the conveyancers are on the bank’s approved list). Contact Clydesdale or the financial adviser and finalise any outstanding forms. Clydesdale will appoint a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Clydesdale will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Yarm.

We are planning on selling our home in Yarm and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Yarm. We have lived in Yarm for six years we know that this is a non issue. Should we contact our local Authority to get confirmation that the buyers are looking for.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with 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 sickness)

I am buying a new build flat in Yarm. Conveyancing is daunting 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 conveyancing.

Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Yarm

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Is it possible to swap firm as I have to select one who is on the Coventry Building Society conveyancing panel. I had appointed a local conveyancing solicitor in Yarm round the corner but she is not approved by Coventry Building Society

It would be our pleasure to help you select a conveyancing solicitor in Yarm on the Coventry Building Society panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Yarm. Using search facility on this page, you can compare costs for conveyancing solicitors in Yarm and throughout England and Wales.

My aunt purchased her house in Yarm in 2006. She has been married, widowed and in recent months got remarried. She intends to sell the house in a few weeks. I suspect that she will simply be asked to provide a copy of the marriage certificates to the solicitor but she is worried it could hold up the sale of the house. Is it worth updating the land title documents for the house?

You are not required to update the title for the property as long as you have the proof required to show how the name change occurred.

The buyer’s property lawyer will review the land registry information and requisition evidence to prove the change of name for example marriage documentation.