We are intending to buy a 2 bedroom flat in Keighley with a mortgage. We wish to retain our Keighley lawyer, but the lender says she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Keighley solicitor and pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?

Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Keighley conveyancing lawyer to apply to be on the conveyancing panel.

Should conveyancers ask for money up-front when it comes to conveyancing in Keighley?

If you are buying a property in Keighley your solicitor will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the down payment is payable against the sale price then this will be required immediately before exchange of contracts. The final balance that is needed will be payable shortly before completion.

Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who conducted the conveyancing in Keighley 10 years ago have long since closed. What do I do?

These day there are duplicates made of almost everything, and your conveyancer should be aware exactly where to find all the relevant paperwork so you can purchase or dispose of your house without a hitch. Where duplicates can’t be located, your conveyancer may be able to arrange cover in the form of insurance or indemnities against future claims on the premises.

I am on look out for some leasehold conveyancing in Keighley. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and most are in Keighley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Leasehold Conveyancing in Keighley - Examples of Queries Prior to Purchasing

How is the lease structured? What is the maintenance charge and ground rent on the apartment? This information is useful as a) areas can result in problems in the building as the communal areas may start to deteriorate if repairs are not paid for b) if the leasehold owners have an issue with the managing agents you will need to know about it

Me and my partner are purchasing a 2 room flatin Keighley with a home loan from a bank. We wish to instruct our lawyer in Keighley but our lender inform us now that he's not approved on their "panel". Apparently we need to choose from the our lender panel firms or stay with our Keighley conveyancer and pay for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?

No, not really. The mortgage company mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most mortgage companies had open panels, including many conveyancing solicitors in Keighley : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.