It has come to my attention via my mortgage broker that my Morley solicitor is not on the lender Conveyancing panel. What can I do to check?

The first thing you need to do is to contact your Morley conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may recommend you to a Morley conveyancing practice that is on the approved list of lawyers for your lender.

I have given 8 weeks notice to my current landlord and have to vacate my rented property in Morley by 15/1/2026. Conveyancing for my house purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to find temporary accommodation?

Generally one should not serve notice on a rental until exchange of contracts has taken place. If you have not previously done so, speak to your conveyancer and request that they seek the assistance the other lawyers, try to a target completion date that all parties will work towards

I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Morley with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?

There is nothing to stop you using your solicitor, but Santander will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

About to purchase a new build apartment in Morley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Morley

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

I am looking at a two maisonettes in Morley both have approximately forty five years remaining on the leases. Do I need to be concerned?

A lease is a right to use the property for a prescribed time frame. As a lease gets shorter the value of the lease decreases and results in it becoming more expensive to extend the lease. This is why it is generally wise to increase the term of the lease. It is often difficult to sell a property with a short lease as mortgage lenders may be unwilling to lend money on such properties. Lease enfranchisement can be a protracted process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this area.

I purchased a split level flat in Morley, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Morley with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2085

With just 60 years remaining on your lease we estimate the premium for your lease extension to span between £20,000 and £23,000 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.