I am assisting my niece sell her house in Baildon. Does the conveyancer order the energy performance certificate or should I organise this?

Following the abolition of Home Packs, EPC’s remained a compulsory component of moving house. An EPC must be to hand before the property is put on the market. It is not a task that solicitors normally arrange. If you are using a Baildon conveyancing lawyer they might help arrange energy assessments given their relationships with long established local providers

After weeks of negotiation I have agreed a price on a house in Baildon. My financial adviser suggested a conveyancer. I paid an upfront payment of £175. Shortly after, the lawyer contacted me to say that they were not on the RBS 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 RBS 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.

Aldermore have agreed my home loan in principle, my bid on a apartment in Baildon has been accepted, what happens next?

Your property agent will want to be informed of your property lawyer's details (ensure that the conveyancers are on the bank’s approved list). Telephone Aldermore or the broker and finish off any relevant documentation. Aldermore will instruct a valuer who will get in touch with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. Aldermore will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Baildon.

My wife and I have a terraced Edwardian property in Baildon. Conveyancing practitioner represented me and Halifax. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Baildon and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who completed the work.

I'm purchasing a new build house in Baildon with the aid of help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not disclose to my conveyancer about this deal as it would affect 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.

My business partner and I are looking to lease a unit on the high street. Can you recommend lawyers offering no-move-no fees for non-domestic conveyancing in Baildon for under 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Baildon, including the sale and acquisition of businesses as well as simply property. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or call us so that we can provide you with a fixed commercial conveyancing quote.

We're new on the property ladder - had an offer accepted, but the selling agent has warned us that the owners will only go ahead if we use their chosen lawyers as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor used to conveyancing in Baildon

It is improbable the sellers are driving this. Should the vendor desire ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Try to communicate with the owners directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you intend to use your preferred Baildon conveyancing firm - not the ones that will give their estate agent a referral fee or meet his conveyancing targets pre-set by HQ.