Am I correct in assuming that the fact that my conveyancer in Garforth is not on my bank's conveyancing panel that there is a problem with the quality of her work?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Garforth conveyancing practice and ask them why they are no longer on the approved list for your lender.
We were just about to exchange contracts for a semi detached house in Garforth. We encountered a stumbling block. The loan offer with Halifax expires on 9/1/2026 but the owners are putting forward a completion date of 13/1/2026. Is it possible to prolong the mortgage expiry date?
The best person to deal with your issue is your conveyancer who should calculate if they corresponding with the mortgage broker, vendor’s representatives, property agents or indeed all parties based on the history of your transaction to date.
Is there a search tool that I can utilise to discover of the solicitor handling my conveyancing in Garforth is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Halifax thus spending £187.00 plus VAT in additional legal costs.
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type ‘Garforth’ or your location and you will see a number of lawyer offices in Garforth or near you.
The deeds to my home are lost. The lawyers who dealt with the conveyancing in Garforth 4 years ago are no longer around. What are my next steps?
As long as the title is registered the information relating to your ownership will be documented by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, locate your house and secure up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
I'm buying a new build house in Garforth benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of additionals instead. The house builders rep suggested that I not disclose to my lawyer about the extras as it may adversely affect my loan with the lender. 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.
I am thinking of appointing a conveyancing practitioner in Garforth for my house move. Is it possible to check a solicitor's record with the profession’s regulator?
Anyone can review documented Solicitor Regulator Association (SRA) decisions arising from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes monitor call for training purposes.