Can you suggest a Lloyds TSB Bank allowed Shipley conveyancing firm who can have us moved in within 10 days? Am I best advised to go for a local Shipley conveyancer or a factory type firm?

We can recommend some very good Shipley conveyancing firms. You can also walk up the main road in Shipley. Go in to two or three law practices and request to see a conveyancing solicitor for a quote. Explain your requirements together with the reasons and get an assurance on your deadline. Choose the lawyer that you trust.

I am buying my first flat in Shipley with a loan from Godiva Mortgages Ltd. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not to tell my lawyer about this side-deal as it will put at risk my loan with the bank. Is this normal?.

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.

Am I right to be concerned by brokers that I am dealing with are encouraging me to use an online conveyancing firm as opposed to a local Shipley conveyancing practice?

As is the case with many professional services, often input from relatives can be most helpful. Yet there are many parties with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all recommend solicitors to retain. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there might be a financial incentive behind the recommendation. You have the discretion to appoint your own conveyancer. Don't forget that some banks have an approved list of lawyers you have to use for the mortgage aspect of your house move.

I need to instruct a conveyancing solicitor for remortgage conveyancing in Shipley. I have chance upon a web site which seems to have the perfect answer If it is possible to get all formalities done via web that would be ideal. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

Looking forward to complete next month on a leasehold property in Shipley. Conveyancing lawyers inform me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Shipley should include some of the following:

You should be sent a copy of the lease Do you need to have carpet in the flat or are you allowed wood flooring? The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What you can do if another tenant in the building is in violation of a provision in their lease? Additions to the premises

Shipley Leasehold Conveyancing - Sample of Queries before buying

What is the length of the lease? Generally speaking the cost for major works tend not to be included within service charges, although there some managing agents in Shipley obliged tenants to pay into a sinking fund and this is used to offset against major works. Who takes responsibility for maintaining and repairing the building?