I am purchasing residence in Cleckheaton. My lawyer is not on the mortgage company approved list. Is it possible for me to retain my Cleckheaton conveyancing solicitor notwithstanding that they are excluded from the bank panel?

One must appoint a lawyer to deal with the formalities when you need a loan to purchase your property. The solicitor will carry out all the relevant legal checks on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage documentation is dealt with. One may select a Cleckheaton property lawyer of your choice. Nevertheless, where the lawyer selected is not a member of the lender conveyancing panel further costs will be levied as separate legal representation will be required by them. Lender panel applications can be submitted, so provided your lawyer has not historically sought membership they should take the opportunity to apply.

I require conveyancing for a flat in a relatively new development (five years old) in Cleckheaton. 95% of the appartments have already been occupied. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Cleckheaton?

You would be putting yourself at risk in not carrying out Cleckheaton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that you have them. If timings and cost are primary concerns you should consider with your lawyer about the viability of search insurance

My home in Cleckheaton is up for sale and I have a purchaser. Does the conveyancer need to be required to be on the Principality conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

I have been on the look out for a flat up to £305k and identified one near me in Cleckheaton I like with a park and railway links nearby, however it's only got 49 remaining years left on the lease. I can't really find anything else in Cleckheaton for this price, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage the shortness of the lease may be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.

What are your top tips when it comes to appointing a Cleckheaton conveyancing firm to carry out our lease extension conveyancing?

When appointing a solicitor for your lease extension (regardless if they are a Cleckheaton conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Cleckheaton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:

What volume of lease extensions has the firm carried out in Cleckheaton in the last twenty four months?

I purchased a ground floor flat in Cleckheaton, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Cleckheaton with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2089

With just 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.