At long last a mortgage agreement from HSBC for the remortgage of my single bedroom flat is coming by the end of next week. Are you able to propose a low cost conveyancing law firm in South Yorkshire?

You are on the wrong site if you are in need of the lowest fares for conveyancing in South Yorkshire. We can offer you value for money conveyancing but we do not aim to advertise as being the cheapest. Avoid the trap of appointing organisations seducing you with £99 conveyancing in South Yorkshire. The optimum result, in being led by cheap conveyancing, you will earn what you pay for and at worst it will result in you being stung for extras and still not get the service expected.

I have been told that property searches are a common cause of stalling in South Yorkshire conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in South Yorkshire.

I am purchasing my first flat in South Yorkshire with the aid of help to buy. The sellers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the side-deal as it may jeopardize my loan with Accord Mortgages Ltd. 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.

How can the Landlord & Tenant Act 1954 affect my commercial property in South Yorkshire and how can your lawyers assist?

The particular law that you refer to provides protection to commercial leaseholders, granting the dueness to apply to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in South Yorkshire

Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in South Yorkshire. I now wish to extend my lease but my freeholder is can not be found. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you or your lawyers have made all reasonable attempts to track down the landlord. For most situations an enquiry agent should be useful to carry out a search and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing South Yorkshire.

I inherited a basement flat in South Yorkshire, conveyancing having been completed 5 years ago. How much will my lease extension cost? Comparable properties in South Yorkshire with an extended lease are worth £201,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2082

With 64 years unexpired we estimate the premium for your lease extension to range between £15,200 and £17,600 as well as costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account 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 getting professional advice.