I have given 2 months notice to my current landlord and have to be out of my let out property in Kirk Ella by 5/5/2023. Conveyancing on my purchase is progressing. How realistic is it to complete in three weeks as I wish to avoid having to move into temporary accommodation?

Generally one should not give notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, contact to your conveyancer and request that they chase the other side, try to a target completion date that all parties will aim towards

The mortgage over my property is with Aldermore for my property in Kirk Ella. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

Your original mortgage agreement with Aldermore will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.

I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Kirk Ella solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Intending to buy a apartment in Kirk Ella. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Kirk Ella conveyancer is on the RBS conveyancing panel.

Are there restrictive covenants that are commonly identified as part of conveyancing in Kirk Ella?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Kirk Ella. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I today plan to offer on a house that seems to be perfect, at a great figure which is making it more attractive. I have just been informed that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Kirk Ella. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Kirk Ella ?

Most houses in Kirk Ella are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are buying in Kirk Ella in which case you should be shopping around for a Kirk Ella conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.

I invested in buying a split level flat in Kirk Ella, conveyancing was carried out in 1995. Can you work out an approximate cost of a lease extension? Comparable flats in Kirk Ella with an extended lease are worth £171,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2102

You have 79 years left to run the likely cost is going to range between £8,600 and £9,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.

I have just started marketing my ground floor apartment in Kirk Ella.Conveyancing lawyers have not yet been instructed but I have recently had a quarterly service charge invoice – Do I pay up?

The sensible thing to do is pay the service charge as you normally would because all rents and service payments will be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment 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. This will smooth the conveyancing process