I have been told that property searches are the number one cause of stalling in Kirkstall house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Kirkstall.

How does conveyancing in Kirkstall differ for new build properties?

Most buyers of new build or newly converted property in Kirkstall approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because new home sellers in Kirkstall typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kirkstall or who has acted in the same development.

How easy is it to swap conveyancer as I have to instruct one who is on the Santander conveyancing panel. I instructed a family conveyancing solicitor in Kirkstall five minutes from me but he is not accepted by Santander

It would be our pleasure to help you find a conveyancing solicitor in Kirkstall on the Santander panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Kirkstall. In making use of search facility on this site, you can scrutinise costs for conveyancing solicitors in Kirkstall and throughout England and Wales.

My husband and I are new on the property ladder - had an offer accepted, yet the property agent told us that the vendor will only issue a contract if we instruct their recommended conveyancers as they need an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Kirkstall

We suspect that the owner is unaware of this request. Should the vendor require ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your own,trusted Kirkstall conveyancing lawyers - not the ones that will give their negotiator at the agency a referral fee or meet his conveyancing figures pre-set by HQ.

All being well we will complete the disposal of our £125,000 garden flat in Kirkstall on Tuesday in a week. The freeholder has quoted £360 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Kirkstall?

Kirkstall conveyancing on leasehold flats more often than not requires the purchaser’s lawyer sending questions for the landlord to answer. Although the landlord is under no legal obligation to answer these enquiries the majority will be content to assist. They are entitled to levy a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, otherwise the invoice is technically not due. In reality one has little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

Kirkstall Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

For many Kirkstall leaseholds the outlay for major works tend not to be wrapped into the service charges, although a few managing agents in Kirkstall obliged tenants to contribute towards a reserve fund and this is used to offset against larger works. Its a good idea to find out as much as possible about the managing agents as they will affect your use and enjoyment of the property. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical issues like the upkeep of the common parts. Ask other people whether they are happy with their management. Finally, find out the dates that you are obliged pay the service charge to the managing agents and precisely what it includes.