Two weeks ago we had a mortgage agreed in principle with Santander. Todwick conveyancing lawyers have been appointed. What is the average time that one could expect to receive a mortgage offer from Santander?

There is no definitive answer here. Have Santander completed the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I'm at the point of looking at apartments in Todwick and I am about to put in an offer. Is it best to have a property lawyer on ‘stand by’? I intend to finance via a home loan with Barclays.

It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are getting a mortgage with Barclays, ask your prospective lawyers if they are on the Barclays conveyancing panel otherwise they can't do the mortgage legal work.

I currently have a mortgage with TSB for my property in Todwick. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

You must advise TSB before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel lawyer.

About to purchase a new build apartment in Todwick. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Todwick

Please supply a car parking plan. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Given that I will soon spend £400,000 on a garden flat in Todwick I wish to talk to a solicitor regarding thehouse move before giving the go ahead to the firm. Can this be arranged?

We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the solicitor who will be doing your conveyancing in Todwick.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Todwick should be the amount on the final invoice that you are charged.

Completion is due on the sale of our £150,000 apartment in Todwick in seven days. The freeholder has quoted £300 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Todwick?

Todwick conveyancing on leasehold flats normally involves the purchaser’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to answer these enquiries most will be willing to do so. They may charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it exceeds £800. The management information fee levied by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, otherwise the charge is not strictly payable. In reality you have little option but to pay whatever is demanded if you want to exchange contracts with the buyer.

Leasehold Conveyancing in Todwick - A selection of Questions you should ask Prior to buying

What is the length of the lease? Be sure to enquire if the the lease contains any unreasonable restrictions in the lease. For example it is fairly common in Todwick leases that pets are not permitted in certain buildings in Todwick. If you love the apartmentin Todwick but your cat is not allowed to make the move with you then you will be faced difficult choice. What is the yearly service fee and ground rent?

I am buying a house with all finances in place. My solicitor has been given with two separate evidence of photographic ID, bank statement, endless utility bills. Now he needs a copy from a probate lawyer stating that the money is in place and that it has come from inheritance and not dealing E's in Ibiza.

In today’s world you will not be able to complete any Todwick conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Evidence of your source of funds is required under Money Laundering laws.