It is is a decade since I acquired my property in Garforth. Conveyancing solicitors have just been appointed on the sale but I am unable to track down the title deeds. Is this a major issue?

You need not be too concerned. Firstly the deeds may be kept by your lender or they could still be with the solicitor who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring up to date copy of the land registers. The vast majority of conveyancing in Garforth relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

My brother-in-law has suggested I instruct a conveyancing solicitor in Garforth. I need to find out if they are on the Bank of Scotland approved list of lawyers. Can you help?

The first thing to do is contact the lawyer and ask them whether they are on the lender panel. Otherwise please get in touch with Bank of Scotland who may be able to help.

I have been told that property searches are the main reason for stalling in Garforth house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays during the legal transfer of property. Searches are not likely to be the root cause of delay in conveyancing in Garforth.

I am using a search engine for the words on line conveyancing in Garforth it reveals numerous property lawyersin the area. How do I determine which is the right conveyancer for the sale of my house?

The best method of finding a suitable conveyancer is via trusted referral, so seek the counsel of colleagues and family who have purchased a property in Garforth or a local estate agent or mortgage broker. Costs for conveyancing in Garforth differ, so it's a good idea to request a minimum of three fee calculations from different law firms. Dont forget to clarify that the charges are guaranteed not to to be inflated.

I am employed by a long established estate agent office in Garforth where we see a few leasehold sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Garforth conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can commence the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Garforth Conveyancing for Leasehold Flats - A selection of Queries before Purchasing

Who takes charge for maintaining and repairing the block? It would be wise to enquire if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being permitted in in a block in Garforth. If you love the flatin Garforth but your cat is not allowed to live with you then you will be presented with a difficult determination. The answer will be useful as a) areas could result in problems in the block as the common areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will wish to have full disclosure