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Find a Yardley Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Yardley? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Yardley transaction at risk of delay or failure.

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Recently asked questions about conveyancing in Yardley

Do the conveyancing lawyers listed on your site conduct conveyancing in Yardley by way of an attended exchange?

We do have a number of conveyancing experts who can conduct attended exchanges. You should e-mail us to obtain a conveyancing quote and details as to dates.

Should our lawyer be raising enquiries about flooding as part of the conveyancing in Yardley.

The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Yardley. Plenty of people will acquire a property in Yardley, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not qualified to offer advice on flood risk, however there are a number of checks that can be carried out by the purchaser or by their conveyancers which will give them a better understanding of the risks in Yardley. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to find out if the premises has suffered from flooding. If the property has been flooded in past which is not revealed by the vendor, then a purchaser could commence a legal claim for losses as a result of such an misleading reply. A purchaser’s lawyers will also commission an environmental search. This should reveal if there is any known flood risk. If so, further inquiries should be made.

four months have gone by since my purchase conveyancing in Yardley took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. Yardley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Yardley are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Yardley you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Yardley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I've recently bought a leasehold flat in Yardley. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a 1 bedroom flat in Yardley, conveyancing formalities finalised February 2010. Can you work out an approximate cost of a lease extension? Corresponding flats in Yardley with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ceases on 21st October 2073

You have 52 years left to run the likely cost is going to range between £29,500 and £34,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.

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Find out more about how flying freehold can affect your the value of a property.