I am hoping to receive a mortgage offer from Halifax. I would like to instruct a Licensed Conveyancer in Yate. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?

The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

We are purchasing a property and need a conveyancing solicitor in Yate who is on the Virgin Money solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Yate.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Yate?

There are two types of lawyers who can carry out conveyancing in Yate namely licenced conveyancers or solicitors. Both professionals provide the legal services that required to complete the disposal or purchase of property. They are both required to execute Yate conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that the necessary steps will be suitably taken.

We are planning to move property in May. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you recommend a removal company in Yate. Conveyancing firm was organised before I stumbled across your page.

On the afternoon of completion you can pick up the keys from the selling agent however this should only be done after the sellers lawyers advise the agent that the monies to complete are in and the keys can be passed over. You can tell the removal men that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in finding a conveyancing in Yate or a lawyer with expertise in conveyancing in Yate.

We were going to get a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Yate solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?

You will need to appoint Yate solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.

About to purchase a new build apartment in Yate. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Yate

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I am tempted by the attractive purchase price for a couple of apartments in Yate which have about fifty years left on the lease term. should I be concerned?

There are no two ways about it. A leasehold flat in Yate is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the property. The majority of buyers and banks, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Yate conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a basement flat in Yate, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Yate with an extended lease are worth £227,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2090

With 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures 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. Please do not take any other action based on this information without first seeking the advice of a professional.