I am 3 weeks into the sale of my maisonette in Brighouse and Rastrick and the EA has just called to advise that the buyers are appointing a new conveyancer. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a leading mortgage company only deal with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Brighouse and Rastrick ?

Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lending institutions justify this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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 impact on this.

Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Brighouse and Rastrick so that I can pop in to their offices if required.

These days conveyancing panel lawyers for lenders conduct the vast majority of communications via Royal Mail, internet or over phone calls. This enables them to carry out the legal work for your home move regardless of where you live in England or Wales. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if needed.

I purchased a semi-detached Edwardian house in Brighouse and Rastrick. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brighouse and Rastrick and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.

I'm buying a new build house in Brighouse and Rastrick with the aid of help to buy. The builders would not move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not inform my lawyer about the deal as it would jeopardize my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Looking for a conveyancing solicitor in Brighouse and Rastrick. I thought I had one sorted but he's not on the approved list of Clydesdale. It seems that nowadays most lenders only allow conveyancing practitioners on their panel. Extremely annoying limiting the choice for the paying public. Please can you refer me to a cheap Brighouse and Rastrick solicitor that would act for us as well as represent Clydesdale?

The purpose of this site is limited to being a directory service for property lawyers who want to be listed as being on the approved conveyancing panel for Clydesdale in certain areas for example Brighouse and Rastrick . We dont recommend any particular solicitor.