My husband and I are planning to acquire a 1 bedroom apartment in Yeadon with a mortgage. We would like to retain our Yeadon conveyancer, however the lender advise he's not on their "panel". It appears that we have little option but to instruct one of the bank panel conveyancing practices or continue with our Yeadon solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Yeadon conveyancing solicitor to apply to be on the conveyancing panel.

Can your site be used to locate a Conveyancing solicitor in Yeadon even where I’m not purchasing or selling a house, for instance if I intend to acquire a shop in Yeadon with a loan from Yorkshire Building Society?

Our comparison service is predominantly there to locate residential conveyancing solicitors in Yeadon but we have set out towards the end of this page a selection of Yeadon commercial conveyancing firms. You should speak with the firm directly to establish if they can also act for Yorkshire Building Society

I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Yeadon solicitor on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nationwide has sent the Land Registry the discharge electronically, and
3. Nationwide has instructed the Land Registry to do so

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Yeadon bank branch on various occasions and was told it does not impact the mortgage offer and they would lend. My Yeadon conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. Who do I believe?

The conveyancer has to follow the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

My sealed bid on a property in Yeadon has been accepted, the sellers do nevertheless have a connected purchase. The owners have offered on somewhere, however it’s not yet tied up, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Yeadon. What do I do now? When should I get the mortgage application with Coventry BS going?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Yeadon conveyancing search costs, etc). First, you should check that your conveyancer is on the Coventry BS approved list. As to the next steps this very much depends on the specifics of your case, desire for the property and on the state of the market. During a hot market the majority of purchasers will apply for the mortgage with Coventry BS and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.

Just bought a terraced house in Yeadon , What is the estimated time for the Land Registry to record my title? My Yeadon conveyancing solicitor has been very slow, so I want to check that my ownership is registered.

There is nothing unique when it comes to conveyancing in Yeadon registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. As of today roughly 80% of submission are fully addressed within two weeks but occasionally there can be extensive delays. Registration occurs after the buyer has moved in to the premises so 'speed' is not always top priority but where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.

I am hoping to purchase a repression house in Yeadon and the mortgagee in possession demand completion within 28 days. Do property lawyers meet that timeframe? Am I best advised to select a local Yeadon firm or an online conveyancer that professes to complete quickly?

Visit your Yeadon high street. Go in to 3 firms and ask to talk to a conveyancing solicitor for an estimate. Explain your needs and try and obtain assurances on deadlines. Appoint the firm that appears most efficient. Be sure to use a conveyancer on the panel of solicitors acceptable to your lender.