Can the conveyancing lawyers via your comparison service perform conveyancing in Garforth by way of an attended exchange?

There are a few conveyancing specialists who can conduct 24hr exchanges. Please contact us to obtain a conveyancing quote and details as to dates.

We are purchasing a victorian detached house in Garforth. We would like to carry out a loft conversion at the house.Will the conveyancing process include investigations to ascertain if these works were previously refused?

Your property lawyer will check the registered title as conveyancing in Garforth will on occasion identify restrictions in the title deeds which prohibit certain changes or need the permission of another owner. Many works need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

After much negotiation I have agreed a price on a house in Garforth. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £200. Shortly after, the conveyancing practitioner contacted me embarrassingly acknowledging 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 am due to exchange contracts on my house. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Garforth solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My relative suggested that if I am buying in Garforth I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is usually included in the estimate for your Garforth conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Garforth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Garforth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Garforth.

I'm purchasing my first flat in Garforth with a mortgage from National Westminster Bank. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not reveal to my solicitor about this side-deal as it could affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I'm buying a house in Garforth. I can find my conveyancer's company on the CLC list, but I can't see my conveyancer's name as listed on the regulator's website. Is this a big problem?

Not every individual in the law firm must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unlicensed staff.