I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Elland. The vast majority the appartments have already been occupied. Is it really necessary to order neighbourhood searches as part of conveyancing in Elland?

Conveyancing Searches are a critical link in the Elland conveyancing process. There are a large number of search providers delivering Elland conveyancing searches, as well direct from the local authority. These are usually referred to as personal search companies due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.

Please explain the implications if my lawyer’s firm is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Elland?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

A relative advised me that where I am buying in Elland I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Elland conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Elland around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Elland Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Elland.

What does commercial conveyancing in Elland cover?

Elland conveyancing for business premises covers a wide range of advice, given by qualified solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

We own a leasehold flat in Elland. Conveyancing was finished in 21012. I have read on various consumer forums that I mustn’t allow the lease length get too short. Why is that a problem?

Elland leasehold properties are for a fixed term - usually just under one hundred years when they started. However a significant appartments in Elland were constructed or converted in the 60’s and so such leases now have fewer than 80 years unexpired. That may seem like plenty of time however Banks, Building Societies and other mortgage companies on the whole need leases to have at least 75 years remaining to adequate security. Accordingly when you come to sell the property you will need to extend the term of your lease if you are approaching seventy five years. To optimize your property value you should be thinking about whether to extend your lease well in advance of selling the property. Please note that there are advantages to doing so before the lease reaches even eighty years as when the lease is below eighty years the premium you have to pay to extend starts to escalate.