We note that you have a search directory listing firms on the Lloyds conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Low Fell?

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

Is it the case that all Low Fell CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?

Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.

I can not work out if my mortgage offer requires a lease extension. I have called into my local Low Fell building society branch on various occasions and was told they are content with the situation and they will lend. My Low Fell conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?

As long as the property lawyer is on the lender approved list, they must comply with the Council of Mortgage Lenders’ Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have finally had an offer on an apartment in Low Fell accepted, the sellers do nevertheless have a dependent purchase. The sellers have offered on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a nearby conveyancing solicitor in Low Fell. What should be my next step? When do I get the mortgage application with Principality going?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Low Fell conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Principality conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your transaction, motivation for this property and on the state of the market. During a hot market some home buyers will apply for the mortgage with Principality and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with the conveyancing in Low Fell.

I used Arc property Solicitors a few years past for my conveyancing in Low Fell. I now require my file however the law firm is no longer operating. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Low Fell of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a flat up to £195,000 and found one close by in Low Fell I like with a park and transport links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Low Fell suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you need a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

My mortgage broker has suggested using their solicitor for the conveyancing in Low Fell - Surely it’s advisable to just use them?

It is worth checking if the selling agent is recommending a property lawyer or introducing to a solicitor. There are plenty of Low Fell selling agents who recommend two or three Low Fell conveyancing firms purely based on those lawyers offering a great service.