Can your site be used to recommend a Conveyancing solicitor in Yeadon even where I’m not purchasing or disposing of a house, for instance if I intend to acquire a shop in Yeadon with a mortgage from Nottingham Building Society?

Our comparison service is predominantly there to find residential conveyancing solicitors in Yeadon but we have listed at the end of this page a selection of Yeadon commercial conveyancing firms. You should speak with the solicitors directly to see if they can also act for Nottingham Building Society

My husband and I wish to acquire a 3 bedroom flat in Yeadon with a residential mortgage from Lloyds TSB Bank.We like our Yeadon conveyancing practitioner but Lloyds TSB Bank says his firm is not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Lloyds TSB Bank panel firm or keep our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?

No, not really. The loan issued to you contains terms and conditions, a common one being that lawyers will be on the Lloyds TSB Bank conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Lloyds TSB Bank

We had appointed solicitors locally in Yeadon on the Skipton solicitor approved list. They have just invoiced me a separate sum for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?

Provided it is contained in their Terms and Conditions or estimate then yes your lawyer can levy a fee for this. The fee is not dictated by Skipton but by your Yeadon lawyer. Some firms on the Skipton panel will levy an ‘acting for lender’ fee and others do not.

I had a mortgage agreed in principle with Co-operative. Yeadon conveyancing solicitors were chosen. How long does it take for Co-operative to send the offer to the lawyer?

Some lenders take longer than others. Have Co-operative done the survey? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I recently had an offer accepted on an apartment in Yeadon. My mortgage broker suggested a conveyancing practitioner. I paid an upfront payment of £200. Shortly after, the lawyer contacted me sheepishly admitting that they were not on the Yorkshire BS 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 Yorkshire BS 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.

What can a local search tell me concerning the house I am purchasing in Yeadon?

Yeadon conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searchflow The local search plays a central part in many a Yeadon conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (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 subject headings.

In relation to leasehold conveyancing in Yeadon what are the most common lease defects?

There is nothing unique about leasehold conveyancing in Yeadon. All leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

A duty to insure the building Maintenance charge proportions which don’t add up to the correct percentage

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Barnsley Building Society, and Platform Home Loans Ltd all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to provide security, obliging the purchaser to withdraw.

I acquired a ground floor flat in Yeadon, conveyancing having been completed August 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Yeadon with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease runs out on 21st October 2096

With just 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.