I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Brighouse?

Do check but the the likelihood is that give you one of their panel lawyers where you accept the "fee-free" incentive. Speak to the lender and ask if they allow a monetary alternative. Some lenders have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Brighouse.

There are a variety of conveyancing solicitors in Brighouse but how do I know who I should use?

We would encourage you not to base your choice on the cheapest Brighouse conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

We are buying a terrace house in Brighouse. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve investigations to see if these alterations were previously refused?

Your solicitor will review the deeds as conveyancing in Brighouse can sometimes reveal restrictions in the title deeds which prohibit certain works or need the permission of a 3rd party. Certain extensions need local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.

After months of negotiation I have agreed a price on an apartment in Brighouse. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. A few days later, the conveyancer contacted me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I used Action Conveyancing a few years ago for my conveyancing in Brighouse. Now, I need my files however cannot find the solicitor. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Brighouse of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

In surfing the web for the term on line conveyancing in Brighouse it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the suitable property lawyer for me?

The best way of choosing the right conveyancer is through a personal recommendation, so ask colleagues and relatives who have purchased a property in Brighouse or a reputable estate agent or financial adviser. Fees for conveyancing in Brighouse vary, so it's advisable to request at least four costs illustrations from different property lawyers. Make sure that you know that the fees are fixed.

I am looking at a two maisonettes in Brighouse both have about fifty years unexpired on the lease term. Should I regard a short lease as a deal breaker?

A lease is a legal document that entitles you to use the property for a period of time. As the lease gets shorter the value of the lease decreases and results in it becoming more expensive to acquire a lease extension. This is why it is advisable to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We advise that you get professional help from a conveyancer and surveyor with experience in this arena.

I bought a basement flat in Brighouse, conveyancing formalities finalised 6 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Brighouse with an extended lease are worth £216,000. The ground rent is £50 charged once a year. The lease expires on 21st October 2096

With 70 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.