I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Howden. Almost all the properties have already been disposed of. Do I need carry out the local searches as part of conveyancing in Howden?

Conveyancing Searches are a critical link in the Howden conveyancing process. There are numerous search providers who offer Howden conveyancing searches, as well straight from the local authority. These are usually referred to as personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.

My bid for a property was accepted at auction in Howden. Conveyancing is needed. What happens now?

Having for in every practical sense signed on the dotted line you will need to instruct a conveyancing practitioner soon as you will have a fast approaching a fixed date to complete the deal. All auction property will ordinarily have an associated auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the on the contractual date .

Is it correct that all Howden CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved firms?

Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

I recently had an offer agreed on a house in Howden. My mortgage broker suggested a solicitor. I paid an on account payment of £150. Shortly after, the property lawyer called me to say that they were not on the TSB 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 TSB 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.

We are selling our property in Howden and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using an online conveyancing firm rather than a conveyancing solicitor in Howden. Having lived in Howden for three years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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 life insurance to cover that same illness)

I'm buying a new build house in Howden with a loan from Leeds Building Society. The sellers refused to budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not disclose to my lawyer about this deal as it could adversely affect my loan with Leeds Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I'm remortgaging my primary property to a BTL loan with Godiva Mortgages Ltd and intend to use the remaining equity as a down payment on a second property. The location we are interested in is Howden. Will your conveyancers be able to act for the two lenders and tie in the two deals?

Do use our comparison tool on this site to ensure that the solicitors are approved by both banks. On the basis that they are your conveyancer should be able to tie up the two conveyancing matters but you should talk with you solicitor and specify your desired outcome and needs.