Are the Horsford conveyancing solicitors identified as being on the Yorkshire BS conveyancing panel, together with their details provided by Yorkshire BS?

Horsford conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

I am due to move house in December. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in Horsford. Conveyancing lawyer was found before I stumbled across this site.

On the afternoon of completion you can collect the keys from the property agent but this should only occur after the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can tell the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in choosing a conveyancing in Horsford or a solicitor that specialises in conveyancing in Horsford.

Is it the case that all Horsford solicitor firms on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.

My husband and I have arranged a further advance on our home loan from Barclays as we want to carry out renovations to our home in Horsford. Are we obliged to select a nearby Horsford solicitor on the Barclays conveyancing panel to handle the legals?

Barclays don't usually require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.

We are intent on selling our property in Horsford and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Horsford conveyancer would know that there is no such problem. It does beg the question why the purchasers are using an online conveyancing outfit rather than a conveyancing solicitor in Horsford. Having lived in Horsford for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get confirmation need.

It would appear that you have a conveyancing solicitor already. Are they able to advise? You should check with 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 ailment)

I'm purchasing my first flat in Horsford with a mortgage from Virgin Money. The builders would not reduce the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not reveal to my conveyancer about the side-deal as it will put at risk my loan with Virgin Money. 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.

As co-executor for the estate of my grandmother I am selling a property in Monmouth but reside in Horsford. My lawyer (based 250 miles awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Horsford to witness this legal document for me?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Horsford