My husband and I are acquiring a newly constructed duplex in Silsworth and my conveyancer is telling me that she is duty bound to the mortgage company to disclose incentives from the seller. The Estate Agents are hassling me to sign contracts and I would rather not prolong matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

A friend pointed out to me me that in purchasing a property in Silsworth there may be a number of restrictions preventing external changes to the property. Is this right?

We are aware of a number of properties in Silsworth which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Silsworth should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We had selected solicitors based in Silsworth on the TSB solicitor panel. They have just invoiced me a further fee for handling the TSB mortgage. Is this a supplemental conveyancing fee specified by TSB?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can levy a fee for this. The fee is not dictated by TSB but by your Silsworth conveyancing practitioner. Numerous firms on the TSB panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.

I can not fathom if my mortgage offer requires a lease extension. I have telephoned my Silsworth bank branch on numerous occasions and was reassured it wasn't an issue and they would lend. My Silsworth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your conveyancer must comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

In what way can the Landlord & Tenant Act 1954 impact my business offices in Silsworth and how can your lawyers assist?

The 1954 Act gives protection to commercial lessees, granting the dueness to make a request to court for a continuation of occupancy when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and handle your commercial conveyancing in Silsworth

I am looking for a conveyancing lawyer in Silsworth for my home move. Is it possible to check a firm’s record with the profession’s regulator?

One may read documented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor call for training purposes.

I am in need of some leasehold conveyancing in Silsworth. Before I set the wheels in motion I would like to find out the remaining lease term.

Assuming the lease is registered - and almost all are in Silsworth - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Silsworth Leasehold Conveyancing - Sample of Questions you should ask before buying

How much is the ground rent and service charge? This question is helpful as a) areas could result in problems for the building as the communal areas may begin to deteriorate if services remain unpaid b) if the leasehold owners have a dispute with the managing agents you will wish to know about it How many of the leaseholders are in arrears for their service charge payments?