We are purchasing a property in Barnsley. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to deposit money into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We previously instructed conveyancing lawyers with offices in Barnsley on the solicitor approved list. They have just billed me an additional charge for the legal aspects of the mortgage. Is this a supplemental conveyancing fee set by ?

Provided it is contained in their Terms of Engagement or Quote then yes your can levy a fee for this. The charge is not set by but by your Barnsley . Some firms on the panel will quote an ‘acting for lender’ fee and others do not.

We expect to receive a AIP from this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Barnsley solicitors on the conveyancing panel, or is it better to find our own lawyer?

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

Are there restrictive covenants that are commonly identified during conveyancing in Barnsley?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Barnsley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

About to purchase a new build flat in Barnsley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Barnsley

Please confirm the Lease plans are surveyor prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I am tempted by the attractive purchase price for a couple of flats in Barnsley which have in the region of 50 years remaining on the leases. Should I regard a short lease as a deal breaker?

There is no doubt about it. A leasehold flat in Barnsley is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the value of the property. The majority of buyers and mortgage companies, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Barnsley conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I purchased a ground floor flat in Barnsley, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Barnsley with an extended lease are worth £165,000. The ground rent is £45 levied per year. The lease runs out on 21st October 50

With only 50 years remaining on your lease the likely cost is going to range between £36,100 and £41,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.

I need to change lawyers as my Barnsley lawyer is not on the mortgage company's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?

If you haven't yet appointed a solicitor to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Barnsley that you're thinking of instructing.