Can you clarify what the consequences are if my solicitor is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Kirkheaton?

The first thing to point out is that, 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.

What is the difference between a licensed conveyancer and conveyancing solicitor in Kirkheaton

There are two types of lawyers who can conduct conveyancing in Kirkheaton namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the disposal or acquisition of property. They are both obliged to perform Kirkheaton conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and steps should be appropriately adhered to.

Is it correct that all Kirkheaton CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved practices?

A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.

Last month we had a mortgage agreed in principle with UBS. Kirkheaton conveyancing solicitors were chosen. How long does it take for UBS to issue the offer to the lawyer?

There is no definitive answer here. Have UBS conducted the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Will commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Kirkheaton?

Many commercial conveyancing solicitors in Kirkheaton will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Kirkheaton. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Kirkheaton.

For each commercial conveyancing transaction in Kirkheaton it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Kirkheaton commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Kirkheaton.

My wife and I purchased a leasehold house in Kirkheaton. Conveyancing and HSBC Bank mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Kirkheaton who previously acted has now retired. What should I do?

The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Kirkheaton conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a basement flat in Kirkheaton, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Kirkheaton with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2092

With only 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

I note that you have a search directory listing law firms on the bank conveyancing panel. Do Kirkheaton conveyancing firms pay you a commission if I retain them for my own house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Kirkheaton.