I am helping my sister sell her property in Clayton-le-Moors. Will the solicitor order the energy assessment or should I organise this?

Following the abolition of HIPs, EPC’s was retained a mandatory component of selling a house. An energy assessment must be commissioned before the property is put on the market. This is not something that law firms normally arrange. If you are using a Clayton-le-Moors conveyancing solicitor they may be willing to arrange EPC’s due to their contacts with reputable local providers

I currently have a mortgage with Leeds Building Society for my property in Clayton-le-Moors. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Leeds Building Society?

Your original mortgage agreement with Leeds Building Society will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Leeds Building Society’s mortgage conditions. It may be that Leeds Building Society will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Leeds Building Society directly. It should not be necessary to do this via a Leeds Building Society conveyancing panel firm.

About to purchase apartment in Clayton-le-Moors. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Clayton-le-Moors lawyer is on the HSBC conveyancing panel.

My wife and I are planning on selling our house in Clayton-le-Moors and according to the buyers it appears 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 buyers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Clayton-le-Moors. Having lived in Clayton-le-Moors for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should 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 life insurance to cover that same ailment)

Over the last few months I have been searching for a flat up to £305k and found one near me in Clayton-le-Moors I like with a park and station in the vicinity, however it only has 51 remaining years left on the lease. I can't really find anything else in Clayton-le-Moors for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan the shortness of the lease may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Is it possible to change solicitor as I have to select one who is on the Skipton Building Society conveyancing list. I hired a high street conveyancing solicitor in Clayton-le-Moors five minutes from me but he is not accepted by Skipton Building Society

We will our best to assist in finding you a conveyancing solicitor in Clayton-le-Moors on the Skipton Building Society panel. Please note that the solicitors that we list do not pay us fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Clayton-le-Moors. In utilising the find a conveyancing solicitor tool on this page, you can contrast charges for conveyancing solicitors in Clayton-le-Moors and throughout England and Wales.

In relation to leasehold conveyancing in Clayton-le-Moors what are the most common lease problems?

There is nothing unique about leasehold conveyancing in Clayton-le-Moors. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:

Insurance obligations Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Coventry Building Society, and Barclays Direct all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to provide security, obliging the purchaser to withdraw.

I purchased a 1 bedroom flat in Clayton-le-Moors, conveyancing formalities finalised in 2010. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Clayton-le-Moors with an extended lease are worth £265,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2101

With 76 years unexpired the likely cost is going to range between £8,600 and £9,800 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.