I am progressing with the sale of my apartment in Leyburn and the EA has just text me to say that the purchasers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only work with property lawyers on their approved list. On what basis would a leading lender only deal with specific law firms rather the firm that they want to choose to handle their conveyancing in Leyburn ?

Lenders have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.

Mortgage companies attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.

I had intended to instruct a property lawyer in Leyburn for our home move. Our broker has since advised us that our mortgage lenders Lloyds TSB Bank won't deal with them. Surely this is unfair competition?

A bank may insist on a panel solicitor act for it. You would be liable to bear the charges for this. Do use our tool to choose a solicitor to conduct conveyancing in Leyburn on the Lloyds TSB Bank member panel.

I note that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a house in Leyburn? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this applicable for conveyancing in Leyburn?

Unless a prior acquisition of the property took place post 12 October 2013 you can assume that lawyers delivering conveyancing in Leyburn to remain encouraging a chancel search and or insurance against a claim.

I need to instruct a conveyancing solicitor for leasehold conveyancing in Leyburn. I've land on a web site which looks to be the ideal offering If there is a chance to get all this stuff completed via email that would be preferable. Do I need to be concerned? 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?

My boyfriend is purchasing a ground floor flat in Leyburn. He has received an estimate by the property lawyer connected to the selling agents totaling £1245 . It was fifteen years ago since I sold and purchased a house and it cost was £495. Have charges really escalated to that extent?

You should call two or three local Leyburn conveyancing solicitors requesting estimates. It is advisable to base your selection not solely on cost, but on promptness and on how comprehensive the response is.