We are planning to acquire a house and require a conveyancing solicitor in Beeston who is on the Skipton conveyancing panel. Can you recommend a local 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 Skipton . We don't recommend any particular firms conducting conveyancing in Beeston.

We are close to exchanging contracts on the sale of our house in Beeston and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Beeston lawyer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing practice as opposed to a conveyancing solicitor in Beeston. Having lived in Beeston for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to check with 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 life insurance to cover that same ailment)

I'm purchasing a new build house in Beeston benefiting from help to buy. The developers refused to move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not to tell my lawyer about this side-deal as it would jeopardize my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Completion is due on our sale of a £300,000 garden flat in Beeston on Thursday in a week. The landlords agents has quoted £324 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Beeston?

For the majority of leasehold sales in Beeston conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange enquiries Where consent is required before sale in Beeston Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Beeston leasehold premises is £350. For Beeston conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I am the registered owner of a 1 bedroom flat in Beeston, conveyancing having been completed 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? Equivalent properties in Beeston with an extended lease are worth £170,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2104

With just 79 years unexpired the likely cost is going to be between £7,600 and £8,800 as well as legals.

The figure 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. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

Are you able to clarify the extent of conveyancing supplied by Beeston conveyancing practices?

The majority of Beeston conveyancing firms can offer various assistance to home and land proprietors, sellers, purchasers, landlords and leaseholders such as:

Home sale conveyancing in Beeston and elsewhere in the country Private residential purchase conveyancing in Beeston and throughout England and Wales Plot sales whether they are freehold or leasehold Unregistered land conveyancing in Beeston - voluntary registration of ownership Property division, resulting from divorce or separation Covenant and chancel insurance