My financial adviser requires my Baildon lawyer’ panel member for the HSBC conveyancing panel. What is the best way to obtain this. I have tried my local Baildon branch but they cant find it on their system.

Have you tried contacting your Baildon lawyer about this?. Most Baildon law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

We have rather brash vendors who has recommended a lock out contract with a payment 6,000. Is it wise to enter into such agreements?

This type of agreement is unusual in Baildon, conveyancers are not keen on them as they detract from the primary objective, namely conveyancing and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no certainty that just because the vendor has entered into an exclusivity agreement they will complete the sale with you. They may be in contravention of the agreement if they receive a large enough offer to do so because an aggrieved purchaser with the benefit of a lockout agreement will still be duty bound to establish consequential losses from the breach and these may not compare to the extra amount that the owner may obtain by breaching the agreement, however morally unworthy that may be.

My wife and I have recently appointed a conveyancing solicitor in Baildon. I I am struggling to find out whether they are accepted on the Chelsea Building Society conveyancing panel. Can you help?

The first thing to do is contact your lawyer and enquire if they are on the lender panel. Alternatively you should call Chelsea Building Society who may be able to confirm.

We had instructed solicitors locally in Baildon on the Co-operative solicitor approved list. They are now charging me a separate amount for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Co-operative but by your Baildon solicitor. Numerous firms on the Co-operative panel will charge ’dealing with mortgage’ fee but some practices include it on their overall fee.

We were going to get a DIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Baildon solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Baildon solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

I am currently in the process of buying my council flat in Baildon. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.

We expect to complete the sale of our £475,000 apartment in Baildon on Wednesday in a week. The managing agents has quoted £312 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Baildon?

Baildon conveyancing on leasehold maisonettes typically results in fees being levied by freeholders :

Answering pre-contract enquiries Where consent is required before sale in Baildon Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Baildon leasehold property is £350. For Baildon conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to provide the information.

I inherited a basement flat in Baildon, conveyancing having been completed 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Baildon with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease runs out on 21st October 2082

With only 63 years remaining on your lease we estimate the price of your lease extension to range between £16,200 and £18,600 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.