Me and my partner are purchasing a property in Bradford. It might be a silly question but how we can trust a conveyancer? On completion day we have to put money into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Does a directory service exist listing Lloyds panel conveyancers in Bradford on the Council of Mortgage Lender’s Website?

No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings available online. If you are in need of a Bradford solicitor on the Lloyds please make the most of our facility.

My offer on a detached house in Bradford has been agreed to, but there is a chain. The owners have offered on a flat, but it’s not yet tied up, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Bradford. What do I do now? When should I get the mortgage application with Principality going?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Bradford conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Principality approved list. Concerning the subsequent phase this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a hot market many buyers would apply for the mortgage with Principality and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Bradford.

I used Arc property Solicitors a few years ago for my conveyancing in Bradford. I now require my file but the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bradford of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

About to purchase a new build apartment in Bradford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bradford

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Due to the advice of my in-laws I had a survey completed on a property in Bradford before retaining conveyancers. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some mortgage companies will refuse to give a mortgage on this type of house.

It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Bradford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bradford to see if the conveyancing costs will increase in light of this.

My uncle has recommend that I appoint his conveyancers in Bradford. Should I use them?

No doubt the ideal way to select a conveyancing practitioner is to seek guidance from friends or family who have previously instructed the firm you're are thinking of instructing.