We see that you have a post code search directory identifying firms on the Barclays conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Pontefract?

We are a listing service only for law firms wishing to communicate if they are on the Barclays conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Pontefract.

I am being advised by my solicitor that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Pontefract?

The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

I currently have a mortgage with Nationwide for my property in Pontefract. Conveyancing was finalised 12 months 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 Nationwide?

Nationwide must be informed of your intention prior to renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.

Intending to buy a house in Pontefract. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pontefract conveyancer is on the Aldermore conveyancing panel.

Due to the encouragement of my in-laws I had a survey completed on a property in Pontefract in advance of instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some banks may not give a loan on a flying freehold home.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pontefract. Conveyancing may be slightly more expensive based on your lender's requirements.

Taking into account that I am about to spend 450k on a two bedroom apartment in Pontefract I wish to talk to a lawyer concerning thehouse move prior to giving the go ahead to the firm. Can this be arranged?

This is something that we encourage - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer due to be conducting your property ownership legalities in Pontefract.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for residential conveyancing in Pontefract should be the figure that you are charged.

I've recently bought a leasehold flat in Pontefract. Am I liable to pay service charges relating to a period prior to completion of my purchase?

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. Strange as it may seem, 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 be sure 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).

I own a leasehold flat in Pontefract, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Pontefract with an extended lease are worth £191,000. The ground rent is £55 yearly. The lease terminates on 21st October 2079

With just 54 years left to run the likely cost is going to span between £31,400 and £36,200 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.