Can I use your services to recommend a Conveyancing solicitor in Oakwood even where I’m not buying or disposing of a house, for example where I want to buy an office in Oakwood with a loan from The Royal Bank of Scotland?

Our comparison service is primarily there to help choose residential conveyancing solicitors in Oakwood but we have recorded at the bottom of this page some Oakwood commercial conveyancing firms. You should enquire with the company directly to check if they can also act for The Royal Bank of Scotland

What happens if my lawyer’s firm is removed from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Oakwood?

First, this is very unlikely to happen. 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.

I'm purchasing my first flat in Oakwood with a loan from Alliance & Leicester . The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not reveal to my conveyancer about the deal as it will adversely affect my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I have been on the look out for a leasehold apartment up to £235,500 and found one near me in Oakwood I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. There is not much else in Oakwood suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan the shortness of the lease may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

What advice can you give us when it comes to choosing a Oakwood conveyancing firm to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Oakwood conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you talk with two or three firms including non Oakwood conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

Can they put you in touch with clients in Oakwood who can give a testimonial?

I bought a split level flat in Oakwood, conveyancing formalities finalised in 2003. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Oakwood with a long lease are worth £260,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2100

You have 75 years left to run the likely cost is going to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.