Are the BSA intent on creating a searchable register to to identify law firms on the conveyancing panel for example in West Yorkshire?

We are not aware of any intention on the part of the BSA to promote such a register.

A relative advised me that in purchasing a property in West Yorkshire there could be a number of restrictions preventing external alterations to a property. Is this right?

We are aware of anumerous of properties in West Yorkshire which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in West Yorkshire should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Are all West Yorkshire Conveyancing Quality Solicitors on the conveyancing panel?

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

Last month we had a mortgage agreed in principle with . West Yorkshire conveyancing practitioners were appointed. What is the average time that one could expect to receive a mortgage offer from ?

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

I'm buying a new build house in West Yorkshire benefiting from help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my lawyer about this deal as it will adversely affect my mortgage with . 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.

Given that I am about to part with over three hundred thousand on 3 bedroom house in West Yorkshire I wish to have a conversation with the lawyer about myhome move before giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - we would be delighted to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your property ownership legalities in West Yorkshire.There is no ‘factory style conveyancing’ - each client is unique individual, not a file number. The practices that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in West Yorkshire should be the figure that you end up paying.

Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?

Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.