Me and my wife are acquiring residence in Helmsley. My Conveyancer has never been on on the lender conveyancing list. Can I still use my Helmsley conveyancing solicitor even though they are not on the mortgage company panel?

Various options include

• Complete the purchase with your preferred Helmsley property lawyer but your lender will need to appoint a conveyancing practitioner from their conveyancing panel. This will result in additional cost and likely delay.
• Get a new lawyer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
• Convince your solicitor to pull out all the stops to join the mortgage company panel of solicitors

I am refinancing my apartment in Helmsley, does my lawyer have to be on the UBS Solicitor panel?

There is nothing to stop you using your solicitor, but UBS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

What can a local search inform me regarding the house we're purchasing in Helmsley?

Helmsley conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Onsearch The local search plays an important role in many a Helmsley conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

I'm buying my first flat in Helmsley with a mortgage from The Mortgage Works. The sellers refused to reduce the price so I negotiated £7000 of extras instead. The estate agent suggested that I not reveal to my solicitor about this extras as it would impact my mortgage with the bank. 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.

Is it necessary during the course of the conveyancing process to pop into the offices of the lender conveyancing panel solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Helmsley as it will be easier to attend their offices if required.

Whereas this was necessary 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Helmsley.