I was advised today by my broker that my Leeds the law firm I have appointed is not on the lender Conveyancing panel. How can I be sure whether this is correct?
The first thing you need to do is to call your Leeds conveyancer. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Leeds conveyancing firm that is on the approved list of lawyers for your bank.
What can a local search reveal regarding the house we're buying in Leeds?
Leeds conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Onsearch The local search plays a central role in most Leeds conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
How does conveyancing in Leeds differ for newly converted properties?
Most buyers of new build or newly converted property in Leeds come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because developers in Leeds typically buy 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 accustomed to new build conveyancing in Leeds or who has acted in the same development.
I was recommended by a number of estate agents in Leeds to select a conveyancer on your site. Is there a financial inducement for Estate Agents to offer your lawyers over alternative conveyancing organisations?
We refuse to give any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Last August I purchased a leasehold flat in Leeds. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leeds Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
It is important to be aware whether redecorating or some other major work is due in the near future that will be shared by the leasehold owners and may well materially increase the the maintenance costs or require a specific invoice. How many of the leaseholders are in arrears for their maintenance charge payments? Who takes responsibility for maintaining and repairing the block?