Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Wakefield so that I can pop in to their offices if required.

These days approved lawyers for banks undertake the vast majority of communications through the post, e-mail or over phone calls. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. That being said you should check if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.

Will commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in Wakefield?

Its becoming the norm that commercial conveyancing solicitors in Wakefield will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Wakefield. The report provides definitive information 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 Wakefield.

For each commercial conveyancing transaction in Wakefield it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Wakefield commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Wakefield.

I acquired my home on 10 February and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Wakefield said it will be concluded inside ten days. Are transfers in Wakefield particularly slow to register?

There is nothing unique about conveyancing in Wakefield registration formalities. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and if the Land registry have to notify any third persons or bodies. At present approximately 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Registration occurs after the new owner is living at the property so registration formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.

I today plan to offer on a house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns buying a leasehold house in Wakefield. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Wakefield ?

The majority of houses in Wakefield are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Wakefield in which case you should be looking for a Wakefield conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is located on an estate. Your conveyancer will appraise you on the various issues.

Wakefield Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing

Is there a share of the freehold? It would be prudent to discover as much as possible about the managing agents as they can either make your living at the property much simpler or a lot more difficult. As the owner of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to every day matters such as the cleanliness of the common parts. Enquire of other people whether they are happy with their management. On a final note, investigate as to the dates that the maintenance fees are due to the managing agents and precisely what you get for your money. The best form of lease structure is a share of the freehold. In this arrangement the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently retained if the building is bigger than a house conversion, the managing agent is directed by the tenants.

I am thinking of instructing an online conveyancer rather than a Wakefield conveyancing practice. Am I making a mistake?

Advantages do exist in being able to visit a local Wakefield conveyancing solicitor for example

• signing papers same day
• having face-to-face explanations of things you don't understand
• the ability to complain if things go pear-shaped

When checking estimates, look out for hidden extras. Most decent Wakefield high street solicitors give an all-inclusive figure. Often online companies appear to offer low cost prices, yet have hidden 'extras' in the small print.