How up to date is your search tool for Elland conveyancing solicitors on the Santander conveyancing panel? Do Santander send you an updated list?

Elland conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.

Is it the case that all Elland CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?

Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

Last month we had a mortgage agreed in principle with Nottingham. Elland conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?

Some lenders take longer than others. Have Nottingham done the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I am expecting a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Elland solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Elland solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I'm purchasing a new build house in Elland with a mortgage from Santander. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent told me not inform my solicitor about this deal as it will impact my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

Due to the guidance of my in-laws I had a survey completed on a property in Elland before appointing solicitors. I have been informed that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to grant a loan on such a home.

It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Elland. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Elland to see if the conveyancing costs will increase in light of this.

Taking into account that I am about to part with 450k on a property in Elland I would like to have a conversation with the conveyancer about myconveyancing prior to giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your property ownership legalities in Elland.There is no ‘factory style conveyancing’ - each client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Elland should be the figure that you are charged.