I am not in a position to travel far from Castleford. I would like to know the understand why all Castleford conveyancing practitioners aren't included on all bank panels?

Even though it may seem unfair for banks to limit who can act for them, from the public’s or lawyer’s point of view, the other side of the coin is that banks are becoming ever more anxious and consider it necessary to shield themselves from illegal activities. As a consequence of this concern mortgage companies have reduced their panel of approved conveyancing lawyers to a manageable size.

Why is leasehold purchase conveyancing in Castleford costs more?

In short, leasehold conveyancing in Castleford and West Yorkshire usually necessitates additional work compared to freehold conveyancing. This includes lease investigation, communicating with the landlord concerning serving applicable notices, procuring current service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different owners have owned the lease since it was first entered into.

I am selling my apartment in Castleford. Will the property lawyer need to be required to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently in recent years.

What does a local search reveal about the property I am purchasing in Castleford?

Castleford conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance Searches UK The local search is essential in every Castleford conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

I have just started marketing my basement flat in Castleford. Conveyancing lawyers have not yet been instructed, but I have just received a quarterly service charge invoice – what should I do?

It best that you pay the service charge as usual given that all ground rent and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I acquired a split level flat in Castleford, conveyancing having been completed 3 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? Comparable properties in Castleford with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2099

With just 74 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be 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 without first seeking the advice of a professional.