Can the conveyancing lawyers listed on your site conduct attended exchange conveyancing in Dewsbury?

There are a few conveyancing specialists who can conduct one day exchanges. Please contact us to secure a conveyancing quote and details as to dates.

I am the registered owner of a freehold residence in Dewsbury yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Dewsbury and has limited impact for conveyancing in Dewsbury but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Dewsbury. My lender is Tesco Bank

Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/5/2024, the requirements read as follows :

This question may be naive but I am unexperienced as FTB of a two bedroom flat in Dewsbury. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Dewsbury?

On the day of completion you will not be required to go to the conveyancers office in Dewsbury. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.

We were going to get a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Dewsbury solicitors on the RBS conveyancing panel, or is it better to go independently?

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

After much negotiation I have agreed a price on an apartment in Dewsbury. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Shortly after, the conveyancing practitioner called me sheepishly admitting that they were not on the Aldermore conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Aldermore panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

We own a leasehold flat in Dewsbury. Conveyancing was finished in 21012. I have been told that I mustn’t allow the lease length get too low. Why is that a problem?

Dewsbury residential long term leases are for a prescribed term - normally 99 years when they commenced. However many appartments in Dewsbury were built or converted in the 60’s and so these leases now have fewer than 80 years left to run. That may sound like a long time however Banks, Building Societies and other mortgage institutions generally need leases to have a minimum of seventy five years left to be mortgageable. This means that when you come to sell the property you will need to extend the term of your lease if you are getting close to 75 years. To increase the marketability of your property you should be considering whether or not to extend your lease well in advance of selling the property. There are also strong financial reasons to taking action before the lease reaches even 80 years as when the lease falls below 80 years the premium you have to pay to extend starts to get a lot more expensive.