My wife and I are looking to acquire a home in Keighley and have instructed a Keighley conveyancing practice. Within the last couple of days our lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. The Royal Bank of Scotland have this evening contacted us to advise us that they have now hit a problem as our Keighley lawyer is not on their approved list of lawyers. Is this a problem?

Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Keighley solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

I'm buying a new build house in Keighley with a mortgage from Barclays Direct. The sellers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the side-deal as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

How difficult is it to swap firm as I have to instruct one who is on the Bank of Ireland conveyancing panel. I had appointed a high street conveyancing solicitor in Keighley five minutes from me but he is not accepted by Bank of Ireland

It would be our pleasure to assist you find a conveyancing solicitor in Keighley on the Bank of Ireland panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Keighley. In making use of the find a conveyancing solicitor tool on this website, you can scrutinise fees for conveyancing solicitors in Keighley and beyond.

In relation to leasehold conveyancing in Keighley what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Keighley. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building Repairing obligations to or maintain elements of the premises

You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, The Mortgage Works, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to pull out.

I invested in buying a 1st floor flat in Keighley, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Keighley with over 90 years remaining are worth £196,000. The ground rent is £45 yearly. The lease ceases on 21st October 2089

With 64 years left to run we estimate the price of your lease extension to span between £15,200 and £17,600 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

I need to consider estimates for conveyancing in Keighley from three conveyancing practitioner and appoint one. Am I right to ask them to sit tight until I a suitable apartment to buy.

We suggest that you wait to ask your property lawyer to commence work and apply for searches once the sales memo has been issued by the estate agent particularly as Keighley conveyancing searches are a couple of hundred pounds.