We note that you have a post code search directory listing firms on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Blakedown?

We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Blakedown.

My wife and I have organised a further advance on our home loan from Leeds Building Society as we intend to conduct a loft conversion to our house in Blakedown. Do we need to choose a nearby Blakedown solicitor on the Leeds Building Society conveyancing panel to handle the legals?

Leeds Building Society don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.

Completion of my remortgage has taken place for my property in Blakedown. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

At last I have had an offer on a maisonette in Blakedown agreed to, the vendors do nevertheless have a dependent purchase. The owners have offered on a flat, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have selected a high street conveyancing solicitor in Blakedown. What do I do now? When do I get the mortgage application with Santander started?

It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Blakedown conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Santander approved list. Concerning the next stages this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. During a rising market some home buyers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.

Should our solicitor be raising enquiries regarding flooding during the conveyancing in Blakedown.

Flooding is a growing risk for lawyers dealing with homes in Blakedown. Some people will buy a house in Blakedown, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a numerous searches that can be undertaken by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Blakedown. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the seller to determine whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a purchaser could issue a compensation claim as a result of such an misleading reply. A purchaser’s conveyancers will also commission an environmental report. This should reveal whether there is any known flood risk. If so, additional inquiries should be initiated.

My husband and I are 18 days into a leasehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Blakedown. I am am extremely disappointed with the quality of service. Can you help me find new solicitors?

A lawyer would have to be really bad to suggest replacing them. Has your mortgage been issued? In the event that it has you need to advise them of the new lawyer and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the lenders approved list to avoid supplemental costs and delays. So that should be your starting point. The find a solicitor tool can help you find a bank approved lawyer for your conveyancing in Blakedown

I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently discovered that it's a leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Blakedown. Conveyancing solicitors have are about to be appointed. Will they explain the issues?

The majority of houses in Blakedown are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Blakedown so you should seriously consider looking for a Blakedown conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the house is located on an estate. Your lawyer will appraise you on the various issues.

Leasehold Conveyancing in Blakedown - Sample of Queries before buying

How many years remain on the lease? Is there a share of the freehold? Is anyone aware of any major works in the near future that will likely add a premium to the maintenance charges?