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Find a Pudsey Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Pudsey? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Pudsey conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Pudsey

Why would I instruct a Pudsey conveyancing company when internet based alternatives are cheap by comparison?

Its a good idea to scrutinise conveyancing costs in Pudsey and you should seek a competitive quote but don’t expend your energy getting the lowest priced Pudsey conveyancer. Finding the right conveyancer can mark the difference between a smooth and a frustrating move. You need to ensure that you have expert advice from a specialist solicitor. An e-mail can never take the place of a telephone call and are no substitute for a one to one meeting. Our partner firms will find you a qualified and trusted conveyancing solicitor that will deal with your conveyancing from beginning to end, providing a level of hand holding that you are unlikely to received from an online conveyancer. He or She will update you on progress making sure that you are ensuring that you are updated at regular intervals. Should you need to phone the firm you will be sure who you need to speak to and they will ensure you're not left wondering what's going on.

Me and my brother have a renovated Edwardian house in Pudsey. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the matching property. Is it worth asking Godiva Mortgages Ltd to clarify?

You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pudsey and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who completed the work.

I'm purchasing my first flat in Pudsey with a mortgage from The Royal Bank of Scotland. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it will put at risk my mortgage with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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 am looking for a ground for flat up to £195,000 and identified one round the corner in Pudsey I like with amenity areas and transport links nearby, however it only has 49 years on the lease. I can't really find anything else in Pudsey suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the shortness of the lease will be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

I've recently bought a leasehold flat in Pudsey. Do I have any liability for service charges relating to a period prior to my ownership?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element 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 invested in buying a studio flat in Pudsey, conveyancing having been completed in 2009. Can you work out an approximate cost of a lease extension? Corresponding flats in Pudsey with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2091

With only 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should 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. You should not move forward placing reliance on this information without first getting professional advice.

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