AssumingI was to purchase a simple residential housein Todmorden for cash and dispense with a survey and no local authority searches how much would I expect to to save on my conveyancing in Todmorden?

Any savings you would gain will be isolated to the disbursement for searches. Your conveyancing practitioner is required to do the vast majority of work - money laundering, communicating with the sellers lawyer, SDLT submission, register the ownership etc. You might save a bit for them not needing to register a mortgage however it will not be significant.

We are aiming to move property in July. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you suggest a removal company in Todmorden. Conveyancing solicitor was organised before I stumbled across this page.

On the day of completion you will need to collect the keys from the estate agent but this can only take place once the vendors lawyers advise the agent that the monies to complete are in and the keys can be passed over. You will need to inform the removal men that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you choose a residential property solicitor in Todmorden or a solicitor with expertise in conveyancing in Todmorden.

Can I be sure that the Todmorden conveyancing solicitor on the Co-operative panel is any good?

When it comes to conveyancing in Todmorden obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your transaction.

The formalities of my purchase has taken place for my property in Todmorden. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I require quick conveyancing in Todmorden as I am faced with a deadline to exchange contracts in less than one month. Fortunately I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?

If.Given you are are a cash buyer you are at liberty not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Todmorden the following are instances of what can show up and therefore affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I'm purchasing my first flat in Todmorden benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The sale representative told me not disclose to my solicitor about this deal as it could impact my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently bought a leasehold house in Todmorden. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element 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 am the registered owner of a split level flat in Todmorden, conveyancing having been completed August 2003. How much will my lease extension cost? Similar properties in Todmorden with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2099

You have 75 years left to run the likely cost is going to span between £8,600 and £9,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.