We are planning to move house in October. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Tickton. Conveyancing solicitor was chosen prior to coming across this website.

On the afternoon of completion you will need to pick up the house keys from the estate agent but this can only happen after the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. You will need to tell the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you find a residential property solicitor in Tickton or a solicitor that specialises in conveyancing in Tickton.

I happen to be the single beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Tickton. The Tickton property was put into my name in August. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in August. Do I have to wait half a year to sell?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view mortgage companies take of it, depend on the bank as this provision primarily exists to pick up on the purchase and immediately sell or the quick reselling of property.

We have agreed to purchase a house in Tickton. One unusual aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is HSBC your lawyer must check the formal instructions contained in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease fails to meet these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Tickton.

Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Tickton?

Its becoming the norm that commercial conveyancing solicitors in Tickton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Tickton. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tickton.

For each commercial conveyancing transaction in Tickton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Tickton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Tickton.

I'm purchasing a new build house in Tickton with a loan from Leeds Building Society. The builders refused to budge the price so I negotiated 6k of extras instead. The estate agent advised me not reveal to my solicitor about the deal as it would adversely affect my loan with the bank. 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.

Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Tickton I like with open areas and railway links in the vicinity, however it only has 61 years on the lease. There is not much else in Tickton suitable, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this matter.

I would like to let out my leasehold flat in Tickton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Some leases for properties in Tickton do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I inherited a 1 bedroom flat in Tickton, conveyancing having been completed January 2008. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Tickton with an extended lease are worth £260,000. The ground rent is £45 levied per year. The lease expires on 21st October 2098

With 75 years left to run we estimate the price of your lease extension to span between £8,600 and £9,800 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.