Q and A’s regarding the Yorkshire Bank Solicitor Panel
from members of the public
It has come to my attention via my financial adviser that my property lawyer is not on the Yorkshire Bank Solicitor panel. What can I do to check?
The best course of action for you to take is to contact your conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may recommend you to a firm that is on the the approved Yorkshire Bank solicitor panel.
My husband and I changing mortgage lender for our flat with Yorkshire Bank. We have a son 19 who lives with us. The solicitor on the Yorkshire Bank conveyancing panel requested us to identify any adults other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the apartment is forfeited by the lender. I have a couple of concerns (1) Is this form unique to the Yorkshire Bank conveyancing panel as he never had to sign this form when we remortgaged 5 years ago (2) Does our son by signing this giving up his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Yorkshire Bank .This is solely used to protect the Yorkshire Bank if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave.
It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Yorkshire Bank had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I am buying a property and need a conveyancing solicitor in Manchester who is on the Yorkshire Bank solicitor. Can you recommend a local firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire Bank . We don’t recommend any particular firm.
I am buying a semi-detached house and getting a mortgage with Yorkshire Bank. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing you will have to appoint a solicitor on the Yorkshire Bank conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to made in you doing to conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on the Yorkshire Bank conveyancing panel in your location.
I had instructed online solicitors located in Manchester who are on the Yorkshire Bank solicitor panel. They have just invoiced me a separate fee of £135 for dealing with the Yorkshire Bank mortgage. Is this a supplemental conveyancing fee specified by Yorkshire Bank?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Yorkshire Bank but by your lawyers. Some firms on the Yorkshire Bank will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
On the whole I have been dissatisfied with the level or service received from my lawyer. Is there a Yorkshire Bank conveyancing panel complaints department or do I complain directly to the law firm?
Complaining to Yorkshire Bank about their conveyancing panel is unlikely to yield much of a response. All solicitors and conveyancer must have a complaints procedure. You can get information from the solicitor’s or conveyancer’s website or ask at their office. They must tell you about it if you ask.
The Legal Ombudsman will make sure that your complaint is properly dealt with by the solicitor. It can also advise you how to complain.
If a licensed conveyancer does not have a complaints procedure or will not tell you about it, contact the Council for Licensed Conveyancers (CLC), which will make sure that your complaint is properly dealt with by the conveyancer. Please see below for more information.
At last I have had an offer on an apartment accepted, but there is a chain. The vendors have offered on somewhere, but not been accepted yet, and have viewings of other properties in the pipeline. My conveyancing solicitor has been instructed. What should be my next step? When should I get the mortgage app going with Yorkshire Bank?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then survey/valuation, conveyancing search costs, etc). First you should check that your solicitor is on the Yorkshire Bank conveyancing panel. As to the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot mortgage some buyers would pally for the mortgage with Yorkshire Bank and pay for the valuation and only if it comes back ok would they pay their solicitor to press on with searches.