As a FTB what is the most important number one tip you can impart about purchase conveyancing in Bingley?

Not many law firms or advisers will tell you this but conveyancing in Bingley or throughout West Yorkshire is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the vendor, estate agent and even potentially your bank. Choosing a solicitor for your conveyancing in Bingley is a critical decision as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to protect your best interests and to keep you safe.

There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. You your first instinct should be to trust your solicitor above the other parties in the conveyancing process.

My grandfather passed away last year and as sole heir and executor I was left the house in Bingley. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this possible?

Where you intend to re-mortgage then Aldermore will insist on your using a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.

We are close to exchanging contracts on the sale of our house in Bingley and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Bingley lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing firm rather than a conveyancing solicitor in Bingley. Having lived in Bingley for 5 years we know that this is a non issue. Do we contact our local Authority to seek clarification need.

It would appear that you have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Bingley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Bingley are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bingley you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bingley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am hoping to exchange soon on a studio apartment in Bingley. Conveyancing solicitors have said that they are sending me a report tomorrow. What should I be looking out for?

Your report on title for your leasehold conveyancing in Bingley should include some of the following:

Alterations to the property Repair and maintenance of the property Ground rent - what is due and when is collected, and be on notice if this is subject to change What the implications are if you are in breach of your lease terms? Your solicitors should enable you to have an understanding of the insurance requirements

I bought a studio flat in Bingley, conveyancing having been completed July 1996. 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 properties in Bingley with over 90 years remaining are worth £201,000. The ground rent is £45 yearly. The lease comes to an end on 21st October 2089

With only 65 years remaining on your lease the likely cost is going to span between £13,300 and £15,400 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.