is it true that all Halstead solicitor practices on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.

I have paid off my mortgage with RBS. I assume I don't need a Halstead conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

After weeks of negotiation I have agreed a price on an apartment in Halstead. My financial adviser recommended their conveyancers. I paid an upfront payment of £200. A couple of days later, the property lawyer called me embarrassingly acknowledging that they were not on the Skipton 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 Skipton 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.

My partner and I are selling our house in Halstead and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Halstead conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Halstead. Having lived in Halstead for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must 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 life insurance to cover that same sickness)

In what way can the Landlord & Tenant Act 1954 impact my commercial property in Halstead and how can you help?

The particular law that you refer to affords a safeguard to commercial leaseholders, granting the right to apply to court for a new tenancy and continue in occupation at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Halstead

In sourcing the internet for the phrase on line conveyancing in Halstead it shows results of many property lawyerslocally. How do I determine which is the right conveyancer for my move?

The ideal way of seeking a suitable conveyancer is through a personal recommendation, so enquire of colleagues and those you trust who have acquired a property in Halstead or the respected estate agent or financial adviser. Costs for conveyancing in Halstead differ, so it's sensible to request a minimum of three fee calculations from different law firms. Dont forget to clarify that the charges are guaranteed not to increase.

My lawyers in Halstead have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the mortgage company. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.