Am I correct in assuming that the fact that my conveyancer in Otley is not on my lender's solicitor panel that there is a problem with the quality of the firm’s work?

That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Otley conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We're in Otley, First time buyers purchasing with a mortgage (lender is , and our solicitor is on the conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I'm purchasing a new build house in Otley with a mortgage from . The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative advised me not disclose to my lawyer about this side-deal as it would put at risk my loan with the bank. Should I keep quiet?.

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 have been on the look out for a flat up to £245,000 and identified one near me in Otley I like with a park and railway links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Otley in this price bracket, so just wondered if I would be making a grave error buying a short lease?

If you require a mortgage the remaining unexpired lease term will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

I am looking to sell my property. My previous lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Otley if that affects matters.

You should use our search tool to help you choose a solicitor for your conveyancing in Otley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.