Is the fact that my solicitor in Wakefield is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

That would most likely be an incorrect 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 top 5 reasons are as follows: (1) lack 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 contact the Wakefield conveyancing firm and enquire why they are no longer on the approved list for your bank.

I'm purchasing a new build house in Wakefield benefiting from help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not reveal to my conveyancer about the side-deal as it would put at risk my mortgage with . 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.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Wakefield is the location of the property. Can you offer any guidance?

Flying freeholds in Wakefield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wakefield you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wakefield may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am using a search engine for the words conveyancing in Wakefield it brings up numerous conveyancersin the vicinity. How do I determine which is the suitable property lawyer for my move?

The ideal way of choosing a suitable conveyancer is via personal referral, so ask colleagues and those you trust who have acquired a property in Wakefield or a respected estate agent or financial adviser. Costs for conveyancing in Wakefield vary, so it's a good idea to secure a minimum of three costs illustrations from different companies. Dont forget to clarify that the costs are assured not to to be inflated.

There are a number of properties in Wakefield on unadopted lanes. We are buying one such property. Are there any advantages to purchasing a house on a privately owned road?

Wakefield conveyancing practices are familiar with conveyancing homeson unadopted roads. Your will review the Land Registry data to find any rights or responsibilities. It is possible that there is a management company (wholly owned by residents) that owners pay into for the upkeep of the road. Where one exists, the road should be maintained and look better than publicly adopted.