I am buying a property without a mortgage in Sowerby Bridge. I have been living for the previous dozen years in Sowerby Bridge. Conveyancing searches are expensive. Given that I have knowledge of the road and vicinity very well must I have all the conveyancing searches?

In the absence of a home loan, then almost all of the Sowerby Bridge conveyancing searches are optional. Your conveyancer will 'advise', no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. Do consider; if you are likely to sell the house at a future date, it will be of relevance to your future buyer what the searches disclose. Sometimes properties with no practical issues can still throw up unfavourable search results. A good conveyancing solicitor in Sowerby Bridge will be able to give you some helpful guidance concerning this.

My wife and I are planning on selling our property in Sowerby Bridge and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Sowerby Bridge conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Sowerby Bridge. We have lived in Sowerby Bridge for 4 years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should 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 health insurance to cover that same ailment)

I opted to have a survey carried out on a property in Sowerby Bridge ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some mortgage companies will not give a loan on a flying freehold premises.

It varies from the lender to lender. Lloyds has different requirements from Halifax. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sowerby Bridge. Conveyancing will be smoother if you use a solicitor in Sowerby Bridge especially if they are accustomed to such properties in Sowerby Bridge.

My partner and I may need to sub-let our Sowerby Bridge garden flat temporarily due to a new job. We used a Sowerby Bridge conveyancing practice in 2002 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Your lease governs relations between the freeholder and you the flat owner; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Sowerby Bridge do not prevent an absolute prevention of subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I purchased a 1 bedroom flat in Sowerby Bridge, conveyancing having been completed in 2000. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Sowerby Bridge with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2085

With 60 years left to run the likely cost is going to span between £20,000 and £23,000 as well as legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

If instructed can a conveyancer remove a name from the title of my home in Sowerby Bridge ?

Removing or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a solicitor