What is the most effective way to search for the right lawyer to supply a high level service for our conveyancing in Wakefield?

Option 1 is to ask the people you trust who they experienced using in the past and if they were happy with the service.

Option 2 is to look on the internet for conveyancing in Wakefield. Pick up the phone to two or three listed and request that they send you their conveyancing fee calculations and discuss your needs with the solicitor who will conduct your conveyancing prior tocommitting.

Option 3 is to make use of our search tool to assist you in finding the right lawyers for you based on your individual requirements including location,speed, complexity and who your intended mortgage company is. Avoid the trap of appointing low cost conveyancing in Wakefield

It is is a decade since I acquired my property in Wakefield. Conveyancing lawyers have now been appointed on the sale but I can't locate the deeds. Is this a major issue?

Don’t worry too much. Firstly the deeds may be kept by your mortgage company or they could be in the possession of the solicitor who acted in your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Almost all conveyancing in Wakefield relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

I have been referred to a conveyancing solicitor in Wakefield. I need to find out if they are accepted on the conveyancing panel. Could you help?

You should e-mail the solicitor and enquire if they are on the lender panel. Alternatively please get in touch with who may be able to assist.

Taking into account that I am about to spend hundreds of thousands of pounds on a garden flat in Wakefield I would like to have a conversation with the conveyancer concerning thehouse move prior to giving the go ahead to the firm. Can this be arranged?

We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be carrying out your conveyancing in Wakefield.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The law firms that we put you in touch with believe that the figure you are quoted for your conveyancing in Wakefield should be the amount on the final invoice that you are charged.

Jane (my partner) and I may need to rent out our Wakefield garden flat temporarily due to a career opportunity. We instructed a Wakefield conveyancing firm in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?

The lease dictates the relationship between the landlord and you the flat owner; in particular, it will say 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 Wakefield do not prevent an absolute prevention of subletting – such a provision would undoubtedly devalue the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I am the registered owner of a garden flat in Wakefield, conveyancing was carried out 3 years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Wakefield with an extended lease are worth £165,000. The ground rent is £45 per annum. The lease terminates on 21st October 50

You have 50 years unexpired we estimate the price of your lease extension to be between £36,100 and £41,800 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns 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 without first getting professional advice.