My brother-in-law has suggested I instruct a conveyancing solicitor in Garforth. I need to find out if they are accepted on the Yorkshire Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should call your conveyancer and ask them whether they are on the lender panel. Otherwise you should get in touch with Yorkshire Building Society who may be able to assist.
We are close to exchanging contracts on the sale of our property in Garforth and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed a national conveyancing firm rather than a conveyancing solicitor in Garforth. We have lived in Garforth for many years we know of no issue. Should we contact our local Authority to seek clarification that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to our house can not be found. The solicitors who dealt with the conveyancing in Garforth 4 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to have the physical deeds to prove you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Garforth differ for new build properties?
Most buyers of new build or newly converted property in Garforth approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Garforth usually purchase 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 property lawyers 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 Garforth or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Garforth is the location of the property. Can you offer any assistance?
Flying freeholds in Garforth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Garforth you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Garforth 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 am intending to sublet my leasehold apartment in Garforth. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Some leases for properties in Garforth do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I own a 1st floor flat in Garforth, conveyancing formalities finalised October 1999. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Garforth with a long lease are worth £197,000. The ground rent is £55 invoiced annually. The lease ends on 21st October 2079
You have 55 years remaining on your lease the likely cost is going to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on 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 other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.