Is it the case that all Ilkley conveyancing solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.

Skipton have agreed my mortgage in principle, my bid on a flat in Ilkley has been accepted, what happens next?

Your property agent will wish to be advised as to your conveyancing practitioner's details (be sure the solicitors are on the lender’s panel). Contact Skipton or the broker and finalise any appropriate paperwork. Skipton will sellect a valuer who will get in touch with the selling agent or owners to schedule a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Skipton will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Ilkley.

I have finally had an offer on a maisonette in Ilkley agreed to, the owners do however have an associated purchase. The sellers have placed an offer on a property, but it’s not yet tied up, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Ilkley. What should be my next step? At what point do I apply for the mortgage with Kent Reliance?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Ilkley conveyancing search costs, etc). The first course of action is to check that your lawyer is on the Kent Reliance approved list. As to the subsequent phase this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a hot market many purchasers would apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they request their lawyer to proceed with searches.

I have justbecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Ilkley for a purchase of a freehold house 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The easiest way to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ilkley conveyancing specialists.

I am buying my first flat in Ilkley benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my lawyer about this side-deal as it may impact my mortgage with the lender. 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.

Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Ilkley I like with a park and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Ilkley suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

Taking into account that I am about to part with over three hundred thousand on a two bedroom apartment in Ilkley I wish to talk to a lawyer about myhome move in advance of appointing the firm. Is this something that you can arrange?

Absolutely - we would be pleased 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 Ilkley.There is no ‘factory style conveyancing’ - every client is an important person, not a file reference. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Ilkley should be the figure that you end up paying.