Can I use your services to find a Conveyancing solicitor in Poppleton and Bishopthorpe even if I’m not purchasing or selling a house, for example where I intend to acquire a shop in Poppleton and Bishopthorpe with a mortgage from Coventry Building Society?

Our comparison service is primarily used to help choose domestic conveyancing solicitors in Poppleton and Bishopthorpe but we have recorded towards the end of this page a selection of Poppleton and Bishopthorpe commercial conveyancing firms. You should enquire with the company directly to check if they are also authorised to represent Coventry Building Society

Can you clarify what the consequences are if my lawyer’s firm is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Poppleton and Bishopthorpe?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

Two weeks ago we had a mortgage agreed in principle with UBS. Poppleton and Bishopthorpe conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from UBS?

Some lenders take longer than others. Have UBS done the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer agreed on a house in Poppleton and Bishopthorpe. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the conveyancer contacted me sheepishly admitting that they were not on the Co-operative 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 Co-operative 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.

I am selling my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Poppleton and Bishopthorpe solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I am downsizing from our property in Poppleton and Bishopthorpe and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Poppleton and Bishopthorpe conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing practice as opposed to a conveyancing solicitor in Poppleton and Bishopthorpe. Having lived in Poppleton and Bishopthorpe for 5 years we know of no issue. Do we contact our local Authority to seek confirmation need.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

Our sealed bid on detached house in Poppleton and Bishopthorpe has been agreed to, the owner does nevertheless have an associated purchase. The vendors have offered on a flat, however it’s not been accepted yet, and has viewings of other flats booked. I have instructed a nearby conveyancing lawyer in Poppleton and Bishopthorpe. What do I do now? When do I get the mortgage application with Barclays going with Barclays?

It is normal to have apprehensions where there is an associated chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Poppleton and Bishopthorpe conveyancing search costs, etc). First, you must check that your property lawyer is on the Barclays approved list. Regarding the next steps this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with Barclays and arrange for the survey and only if it was satisfactory would they pay their solicitor to proceed with searches.