I am expecting a mortgage with Nat West. My intention is to employ the services of a Licensed Conveyancer in Pontefract. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

My partner and I are acquiring a new build duplex in Pontefract and my lawyer is informing me that she is duty bound to the lender to disclose incentives from the builder. I am nearing the developer’s deadline to exchange and my preference is not to delay the conveyancing. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

My wife and I are buying a house in Pontefract. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am helping my niece sell her property in Pontefract. Does the solicitor arrange an energy assessment or do I organise this?

After the demise of HIPs, energy performance certificates became a required component of selling a property. An energy assessment must be commissioned prior to the property being marketed. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a Pontefract conveyancing practitioner they may be able to arrange EPC’s given their relationships with reputable Pontefract providers

Does a directory service exist listing Aldermore panel solicitors in Pontefract on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings available online. If you are in need of a Pontefract conveyancing practitioner on the Aldermore please use our facility.

What can a local search inform me about the house we're buying in Pontefract?

Pontefract conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search is essential in every Pontefract conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

Last January I purchased a leasehold flat in Pontefract. Am I liable to pay service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a split level flat in Pontefract, conveyancing was carried out September 1998. Can you work out an approximate cost of a lease extension? Comparable properties in Pontefract with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease finishes on 21st October 2080

With just 56 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.