My fiance and I are buying a newbuild apartment in Ripponden with a homeloan from HSBC Bank.We like our Ripponden conveyancing practitioner but HSBC Bank says he's not on their "panel". It seems we have little choice but to instruct a HSBC Bank panel solicitor or retain our high street solicitor and pay for one of their panel ones to act for them. This seems very unfair; Can we not simply insist that HSBC Bank use our lawyer?
Unfortunately,no. The mortgage offered to you contains terms and conditions, one of which will be that lawyers must be on the HSBC Bank approved list. Until recently, most mortgage companies had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for HSBC Bank
After months of negotiation I have agreed a price on a house in Ripponden. My mortgage broker suggested a property lawyer. I paid an on account payment of £175. Shortly after, the solicitor called me embarrassingly acknowledging that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on a house in Ripponden on 22/8/2025, valuation was booked 2 days after, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Leeds Building Society have agreed my mortgage in principle, my bid on a flat in Ripponden has been agreed to, what are the next steps?
The estate agent will need to be informed of your conveyancing practitioner's details (make sure the solicitors are on the bank’s approved list). Contact Leeds Building Society or your financial adviser and finish off any relevant documentation. Leeds Building Society will sellect a valuer who will get in contact with the selling agent or seller to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Leeds Building Society will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ripponden.
Just acquired a detached house in Ripponden , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Ripponden conveyancing solicitor has been very slow, so I want to check the registration is addressed.
As far as conveyancing in Ripponden registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. At present approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive delays. Registration takes place once the purchaser is living at the property so 'speed' is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Ripponden is the location of the property. What do you suggest?
Flying freeholds in Ripponden are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ripponden you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ripponden may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking for a conveyancing lawyer in Ripponden for my home move. Is there any facility to check a firm’s record with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training reasons.
Me and mywife and I are are seeking to find a trustworthy conveyancing solicitor in Ripponden to buy a house. I I am fearful of appointing the wrong one but with various Ripponden conveyancing organisations out there...who do I opt for?
If you’ve not instructed a property lawyer before, a trustworthy recommendation through family or friends is a great place to start and is often the best indicator of quality. Alternatively, take a look at the client feedback viewable on your solicitor’s website or use our search facility to select a conveyancing solicitor in Ripponden.