I can't travel far from Halifax. What is the rationale as to why all Halifax property lawyers aren't included on all lender panels?

A decade ago most mortgage companies demonstrated an attitude to risk which is different than today. The financial regulator in 2010 instigated a thematic review into mortgage fraud which concluded: know the solicitors on your panel. As a result, mortgage companies have subsequently looked to extract more information from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Many firms have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the mortgage companies set.

The sellers of the home we are hoping to buy hired a conveyancing firm in Halifax who has recommended a exclusivity agreement with a payment two thousand pounds. Are such agreements sensible?

There are a couple of main concerns with executing a lock out agreement (also termed a shut-out contract) is that it takes away the focus from making progress with the conveyancing work, so in the absence of it needing minimal or no negotiation then it may turn out to be unhelpful. It is not strongly advocated amongst Halifax conveyancing lawyers as a result. A further concern is the extent of the remedies available - a jilted buyer is not likely to secure an injunction to prevent the owner completing the sale to an alternative purchaser, so the only remedy open via the agreement will be the reimbursement of abortive costs and, in restricted situations, the additional payment of damages.

As someone with no idea as to conveyancing in Halifax what is your top tip you can give me for the house moving process in Halifax

You may not hear this from too many lawyers but conveyancing in Halifax and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the transaction. E.g., the vendor, property agent and on occasion a mortgage company. Appointing a law firm for your conveyancing in Halifax should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the process whose responsibility is to act in your best interests and to keep you safe.

Every so often a third party with a vested interest will try and persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by suggesting your solicitor is wrong. Or your financial adviser may try to convince you to do something that is against your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Just acquired a detached house in Halifax , how long should it take for the Land Registry to record my ownership? My Halifax conveyancing solicitor works at snail pace, so I want to be sure that my ownership is recorded.

There is nothing unique about conveyancing in Halifax registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any 3rd parties. As of today approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration takes place after the new owner has moved in to the premises thus an expedited registration is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.

What is the reason for my conveyancing practitioner requiring various items of identification before they can commence with my conveyancing in Halifax?

Halifax property lawyers are required by the Law Society, Solicitors Regulation Authority, HMLR and current AML Regulations to record that the have checked the identity of their clients. It is also sometimes a condition of your lender where you are taking a mortgage. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.