My husband and I are buying a 1 bedroom apartment in Haxby with a mortgage. We like our Haxby lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Haxby conveyancing practitioner as well as pay for one of their panel ones to act for them. This seems very unfair; are we not able to require that the bank use our Haxby lawyer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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 Haxby conveyancing solicitor to apply to be on the conveyancing panel.

We note that you have a search directory identifying firms on the Leeds Building Society conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Haxby?

We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Haxby.

My bid for a property was accepted at auction in Haxby. Conveyancing is needed. What happens now?

Having legally committed yourself to purchase you will need to hire the services of a conveyancing practitioner soon as you now have a pending deadline in which to complete the deal. An auction property will have an associated auction pack. This will include evidence of title and search results. If you have purchased leasehold premises the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You need to pass this on to the solicitor working for you ASAP. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.

How can we tell if a Haxby conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Haxby seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.

I had an offer accepted on a house in Haxby on 27/11/2024, valuation was booked five days later, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Coventry BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Coventry BS conveyancing panel. Are Coventry BS 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 Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm buying a new build house in Haxby with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about this deal as it will impact my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

We're first time buyers - had an offer accepted, yet the selling agent told us that the vendor will only proceed if we appoint the agent's chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Haxby

We suspect that the owner is not behind this ultimatum. If they desire ‘a quick sale', turning down a serious purchaser is going to damage their objectives. Bypass the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to use your own,trusted Haxby conveyancing solicitors - rather thanthose that will provide their estate agent a commission or achieve conveyancing thresholds set by HQ.