Is the fact that my solicitor in Pocklington is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s work?

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Pocklington conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Are all Pocklington Conveyancing Quality Solicitors on the Skipton conveyancing panel?

Some major banks and building societies now use CQS 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 solicitor practices wishing to join their approved list of firms.

Two weeks ago we had a mortgage agreed in principle with RBS. Pocklington conveyancing solicitors have been instructed. How long does it take for RBS to forward the offer to the solicitor?

There is no definitive answer here. Have RBS conducted the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Our sealed bid on a property in Pocklington has been accepted, the vendors do however have a connected purchase. The vendors have offered on on an apartment, but it’s not yet tied up, and are looking at other properties in the pipeline. I have instructed a local conveyancing solicitor in Pocklington. What should be my next step? At what point do I apply for the mortgage with Yorkshire BS?

It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Pocklington conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Yorkshire BS approved list. Concerning the next phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a hot market many home buyers will apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it comes back ok would they ask their solicitor to press on with the conveyancing in Pocklington.

I acquired my flat on 14 March and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Pocklington said it would be registered inside ten days. Are transfers in Pocklington uniquely lengthy to register?

There is nothing unique when it comes to conveyancing in Pocklington registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any interested parties. At present roughly three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration takes place after the buyer is living at the property so registration formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.

I'm buying my first flat in Pocklington benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my conveyancer about the deal as it would impact my mortgage with the lender. 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.

What does commercial conveyancing in Pocklington cover?

Non domestic conveyancing in Pocklington incorporates a broad range of advice, offered by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.