It has come to my attention via my IFA that my Guiseley lawyer is not on the bank Solicitor panel. How can I be sure whether this is correct?

The first thing you need to do is to call your Guiseley lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may recommend you to a Guiseley conveyancing practice that is on the conveyancing panel for your bank.

Would the conveyancing solicitors that you recommend conduct conveyancing in Guiseley by way of an attended exchange?

We do have a number of conveyancing specialists carrying out one day exchanges. Please e-mail us to receive a costs illustration and details as to dates.

I used Action Conveyancing several years past for my conveyancing in Guiseley. Now, I need the documents but the law firm has closed. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Guiseley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am purchasing my first flat in Guiseley with the aid of help to buy. The developers refused to budge the price so I negotiated 6k of additionals instead. The house builders rep told me not inform my solicitor about the extras as it may jeopardize my loan 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.

My husband and I are first time buyers - agreed a price, but the agent advised that the seller will only proceed if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer accustomed to conveyancing in Guiseley

We suspect that the owner is unaware of this requirement. Should the owner desire ‘a quick sale', alienating a genuine buyer is counter productive. Avoid the agents and go straight to the sellers and make sure they comprehend that (a)you are genuine buyers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to appoint your own,trusted Guiseley conveyancing solicitors - rather thanthe ones that will earn their estate agent a kickback or meet his conveyancing figures demanded by corporate headquarters.