We are purchasing a house and require a conveyancing solicitor in Ilkley who is on the Principality solicitor panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Ilkley.

There are plenty of conveyancing solicitors in Ilkley but how do I know who's good?

It would be unwise to be swayed by the lowest Ilkley conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Intending to buy a flat in Ilkley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ilkley conveyancer is on the TSB conveyancing panel.

I was told four weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Ilkley is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.

I'm purchasing a new build house in Ilkley benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my lawyer about this extras as it would put at risk my mortgage with Alliance & Leicester . Do I keep my lawyer in the dark?.

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.

My husband and I are new on the property ladder - agreed a price, yet the property agent told us that the owners will only issue a contract if we use the agent's recommended lawyers as they want an ‘expedited deal’. We would rather use a family conveyancer who is accustomed to conveyancing in Ilkley

We suspect that the seller is not behind this demand. Should the vendor desire ‘a quick sale', turning down a motivated purchaser is not the way to achieve this. Speak to the owners direct and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Ilkley conveyancing lawyers - not the ones that will give the negotiator at the agency a introducer fee or hit his conveyancing figures set by corporate headquarters.

My wife and I are disposing of a Ilkley flat we inherited seven years ago in 2012. I have over twenty years conveyancing know-how and, now retired, wish to undertake the legal work. The purchaser's property lawyer has informed me that their bank will not allow us to do our own conveyancing mandating that the funds to be transferred to a solicitor's bank account.

Lending requirements to conveyancers from all mainstream lenders state that If the vendor is not legally represented the borrower's lawyers should check whether the bank needs to be informed so that a decision can be made if they are willing to move forward.