I am purchasing a property without a mortgage in Ossett. I have resided for the last twelve years in Ossett. Conveyancing searches are expensive. Given that I know the road and vicinity very well must I have all the conveyancing searches?

If you not getting a mortgage, then all but one or two of the Ossett conveyancing searches are non-obligatory. Your solicitor will 'advise', perhaps strongly, that you should have searches completed, but she has a professional duty to take that path of advice. Do consider; if you are going to sell the house one day, it will be of importance to your future buyer what the searches contain. Sometimes properties with apparent issues can still reveal negative search results. A good conveyancing solicitor in Ossett will provide you some helpful guidance in this regard.

About to place an offer on a leasehold flat in Ossett. The property agents say that it is normal for flats in Ossett to have less than 75 years left on the lease. I am obtaining a loan with Accord Mortgages. Is this going to be a problem if the lease has 70 years to go.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 16/8/2025 the requirements read as follows :

I currently have a mortgage with Nottingham for my property in Ossett. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?

Nottingham must be informed of your intention prior to renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. It should not be necessary to do this via a Nottingham conveyancing panel solicitor.

I am selling my house. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being a right pain. The Ossett solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I had an offer accepted on a house in Ossett on 30/6/2025, valuation was booked five days later, all came back fine. Solicitor appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Skipton and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Skipton conveyancing panel. Are Skipton entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

We're novice buyers - agreed a price, yet the estate agent told us that the vendor will only move forward if we instruct their preferred lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a local solicitor accustomed to conveyancing in Ossett

We suspect that the seller is unaware of this request. Should the vendor require ‘a quick sale', alienating a motivated purchaser is counter productive. Contact the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you wish to move quickly (e)however you will continue to instruct your preferred Ossett conveyancing firm - as opposed tothose that will earn their estate agent a kickback or hit his conveyancing thresholds set by head office.

Frank (my husband) and I may need to rent out our Ossett 1st floor flat for a while due to taking a sabbatical. We instructed a Ossett conveyancing firm in 2003 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

A lease dictates the relationship between the freeholder and you the flat owner; in particular, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. Most leases in Ossett do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I own a basement flat in Ossett, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Ossett with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease ends on 21st October 2087

With just 62 years remaining on your lease the likely cost is going to be between £17,100 and £19,800 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be 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 based on this information before getting professional advice.