I am selling my flat in West Yorkshire. Will the lawyer have to be on the Leeds Building Society conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

I am helping my mother sell her property in West Yorkshire. Does the conveyancing solicitor arrange the EPC or do I organise this?

After the demise of HIPs, energy performance certificates was kept a compulsory component of moving house. An energy performance certificate should be to hand in advance of the property being marketed. It is not something that conveyancers normally arrange. If you are instructing a West Yorkshire conveyancing practitioner they might be willing to arrange EPC’s due to their relationships with reputable local energy assessors

I currently have a mortgage with Coventry BS for my property in West Yorkshire. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?

Coventry BS must be informed of your intention in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will allow you to rent 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 Coventry BS directly. You need not do this via a Coventry BS conveyancing panel solicitor.

I am selling my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The West Yorkshire solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I require fast conveyancing in West Yorkshire as I am faced with a deadline to exchange contracts within one month. Luckily I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?

As you are not taking a mortgage you have the choice not to have searches conducted although no lawyer would advise that you don't. Drawing on years of experience of conveyancing in West Yorkshire the following are instances of what can crop up and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...

Is there anything unique about your site and other online quote calculators when it comes to conveyancing in West Yorkshire?

At this site obtain a fixed fee quote from a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in West Yorkshire. Unlike many estate agents and many comparison sites we do not charge firms a commission if you select them for your conveyancing in West Yorkshire

Expecting to exchange soon on a leasehold property in West Yorkshire. Conveyancing lawyers inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in West Yorkshire should include some of the following:

Ground rent - what is payable and when you need to pay, and be on notice if this will change in the future Setting out your rights in respect of the communal areas in the block.By way of example, does the lease grant a right of way over a path or hallways? Repair and maintenance of the property What options are available to the landlord where you have violated the provisions of the lease? Advice concerning the obligations as set out in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a leaseholder has

I invested in buying a garden flat in West Yorkshire, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in West Yorkshire with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2074

With just 52 years remaining on your lease we estimate the premium for your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.