Much to our surprise we have been advised by our lender that my Pudsey solicitor is not on the lender Conveyancing panel. How can I be certain whether this is indeed the case?

Your first step should be to call your Pudsey lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.

IfI were to purchase a straightforward housein Pudsey mortgage fee and have no survey and no conveyancing searches how much could I expect to to save on my conveyancing in Pudsey?

The sole saving you would achieve is the Pudsey conveyancing searches. The conveyancer is obliged to do the vast majority of work - money laundering, communicating with your vendors conveyancing practitioner, stamp duty return, register the title etc. You might save a bit for them not needing to register a mortgage but it will not be significant.

My partner and I are close to exchanging contracts on the sale of our property in Pudsey and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Pudsey. Having lived in Pudsey for 5 years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Completion is due on the sale of our £350,000 apartment in Pudsey next week. The landlords agents has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Pudsey?

Pudsey conveyancing on leasehold flats normally requires the purchaser’s lawyer sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to assist. They may invoice a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge levied by the landlord must be sent together with a summary of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. Reality however dictates that you have little option but to pay whatever is requested of you if you want to exchange contracts with the buyer.

Pudsey Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying

You should be aware if it is less than eighty years it will have adverse implications on the salability of the property. Check with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out what this will be. Remember, in most cases you would need to own the residence for a couple of years in order to be eligible to extend the lease. How many of the leaseholders are in arrears for their maintenance charge payments?

My lawyers in Pudsey have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?

It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the lender directly.