I have given 2 months notice to my current landlord and must vacate my let out flat in Ilkley by the end of next month. Conveyancing for my house purchase is progressing. Can I complete in 5 weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, update to your lawyer and request that they chase the owners solicitors, try to get a realistic time scale from them that everyone will aim towards

A friend advised me that in purchasing a property in Ilkley there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

We are aware of a number of properties in Ilkley which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Ilkley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you point me to a directory of HSBC panel solicitors in Ilkley on the Council of Mortgage Lender’s Website?

No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings available online. Where you are seeking to appoint a Ilkley conveyancing practitioner on the HSBC please use our facility.

Bank of Ireland have agreed my mortgage in principle, my offer on a apartment in Ilkley has been agreed to, what are the next steps?

The estate agent will wish to be informed of your conveyancing practitioner's details (be sure the conveyancing practitioners are on the lender’s panel). Contact Bank of Ireland or the financial adviser and finish off any relevant paperwork. Bank of Ireland will appoint a valuer who will get in contact with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes about ten days to receive the mortgage offer. Bank of Ireland will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ilkley.

We're new to the buying process - had an offer accepted, but the property agent informed us that the seller will only proceed if we instruct their chosen solicitors as they want a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Ilkley

It is highly unlikely the vendors are behind this. Should the owner want ‘a quick sale', taking such a hostile approach to a genuine purchaser is counter productive. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to use your own,trusted Ilkley conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing figures set by corporate headquarters.

Can you offer any advice when it comes to choosing a Ilkley conveyancing firm to carry out our lease extension conveyancing?

If you are instructing a property lawyer for your lease extension (regardless if they are a Ilkley conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with several firms including non Ilkley conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:

How experienced is the practice with lease extension legislation? How many lease extensions has the firm conducted in Ilkley in the last year?

I acquired a 1st floor flat in Ilkley, conveyancing was carried out in 2000. How much will my lease extension cost? Comparable flats in Ilkley with a long lease are worth £186,000. The ground rent is £55 levied per year. The lease terminates on 21st October 2077

With only 53 years left to run the likely cost is going to span between £27,600 and £31,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.

I own a leasehold flat in Ilkley. Conveyancing was completed in last year. I have heard that I should not allow the lease length get too low. What is the reasoning?

Ilkley leasehold properties are for a prescribed term - normally 99 years when they started. However a significant flats in Ilkley were constructed or converted in the 60’s and so such leases now have under 80 years left to run. That may seem like a long time however Banks, Building Societies and other mortgage companies generally require leases to have a minimum of 75 years remaining to adequate security. 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 seventy five years. To optimize your property value you should be considering whether or not to extend your lease long before you come to sell it. There are also strong financial reasons to taking action before the lease hits eighty years as when the lease is less than 80 years the amount you have to pay to extend starts to increase.