My wife and I have recently appointed a conveyancing solicitor in Whitefield. I I am struggling to find out if they are on the Skipton Building Society conveyancing panel. Can you or the lender confirm if they are on the panel?

The first thing to do is contact your solicitor and ask them if they can act for the bank. Alternatively you can get in touch with Skipton Building Society who may be able to assist.

Can you help - my lawyer says that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Whitefield?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing solicitors as opposed to borrowers take out such insurances.

Intending to buy a house in Whitefield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Whitefield property lawyer is on the RBS conveyancing panel.

I had an offer accepted on an apartment in Whitefield on 7/6/2019, valuation was booked 4 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Are UBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Whitefield?

Many commercial conveyancing solicitors in Whitefield will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Whitefield. 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 Whitefield.

For each commercial conveyancing transaction in Whitefield 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 may cause delays to Whitefield commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Whitefield.

How does conveyancing in Whitefield differ for new build properties?

Most buyers of new build premises in Whitefield contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Whitefield usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whitefield or who has acted in the same development.

I am on look out for some leasehold conveyancing in Whitefield. Before I get started I would like to find out the unexpired term of the lease.

If the lease is registered - and most are in Whitefield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a split level flat in Whitefield, conveyancing formalities finalised November 2005. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Whitefield with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease runs out on 21st October 2076

With only 57 years left to run the likely cost is going to span between £28,500 and £33,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed 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 should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.