We are purchasing a flat and require a conveyancing solicitor in Ferndale who is on the Yorkshire BS solicitor panel. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Ferndale.

Our bank has suggested solicitors on their panel based in Ferndale but I would rather instruct a conveyancing lawyer in Ferndale local to me. Can you help?

Not all Ferndale conveyancing solicitors are on all banks conveyancing panel. Use the above find an approved solicitor tool to find a Ferndale conveyancing solicitor on the on the bank panel.

I am purchasing my first flat in Ferndale with a loan from Virgin Money. The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The sale representative advised me not inform my lawyer about the deal as it will jeopardize my mortgage with Virgin Money. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I'm converting the mortgage on my current house to a buy to let loan with Lloyds TSB Bank and I will use the ballance of the raised equity as a deposit on a second house. The location we are looking at is Ferndale. Will your solicitors be able to act for the two banks and link together the transactions?

Do use our search tool on this site to ensure that the conveyancers are on the relevant lender panels. Assuming that they are your conveyancer should be able to connect the two transactions but you should talk with you lawyer and specify your expectations and requirements.

I want to sublet my leasehold flat in Ferndale. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Your lease governs relations between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Ferndale do not contain strict prohibition on subletting – such a clause would undoubtedly devalue the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Leasehold Conveyancing in Ferndale - Examples of Questions you should consider Prior to buying

For many Ferndale leaseholds the outlay for major works tend not to be included within service charges, albeit that some managing agents in Ferndale obliged leasehold owners to pay into a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance. Are any of leasehold owners in dispute over their service charge liability? Can you inform me if there are any major works in the planning that could increase the maintenance charges?