We see that you have a post code search directory listing firms on the Coventry BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Barnsley?

We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Barnsley.

Forgive me if this question is silly but I am unexperienced as a first time buyer of a garden flat in Barnsley. Do I receive the keys to the property on the completion date from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Barnsley?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you should be invited to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

We have agreed to purchase a house in Barnsley. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Principality your lawyer must comply with the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Principality where a lease fails to satisfy these conditions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Barnsley.

I am currently in the process of buying my council flat in Barnsley. I have a mortgage agreed with Nationwide. 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 have 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.

I am looking for a flat up to £245,000 and found one close by in Barnsley I like with a park and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Barnsley in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.

In scouring the web for the term on line conveyancing in Barnsley it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the right property lawyer for the sale of my house?

The best way of seeking a suitable conveyancer is through a trusted referral, so seek the opinion of colleagues and relatives who have acquired a property in Barnsley or the reputable estate agent or financial adviser. Charges for conveyancing in Barnsley vary, so it's sensible to request a minimum of four fee calculations from different property lawyers. Dont forget to clarify that the fees are fixed.

My partner and I plan to purchase our 1st home in Barnsley. Conveyancing lawyer has been selected. The financial consultant advised that a survey is not necessary as the property was only constructed 22 years ago.

You would be best advised to undertake a Home Buyer's Report. As the property was built more than a decade ago the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may be enough. The report should highlight any obvious problems and recommend additional investigation where appropriate. If there are any indications of problems obtain a comprehensive structural survey.