Me and my fiance are purchasing a maisonette in Halifax. My Solicitor has never been on on the mortgage company solicitor panel. Is it possible for me to retain my Halifax conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?

You have a couple of choices available to you here

• Proceed with your preferred Halifax but your mortgage company will need to appoint a from their approved panel. This will result in additional charges and probable delay.
• Choose a new to act in the purchase, making sure they are on the lender conveyancing panel.
• Appeal to your to seek to join the lender panel

I have given 8 weeks notice to my current landlord and must vacate my rented property in Halifax by the end of next month. Conveyancing for my house purchase is underway. Can I complete in 4 weeks as I wish to avoid having to move into short term accommodation?

Generally one should not give notice on a rental unless exchange of contracts has taken place. Assuming that you have not already done so, update to your lawyer and request that they apply pressure on the sellers solicitors, try to get a realistic time scale from them that all parties will aim to achieve

Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who conducted the conveyancing in Halifax 10 years ago are no longer around. What do I do?

You no longer need to have the physical original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry hold details of all registered land or property electronically.

How does conveyancing in Halifax differ for newly converted properties?

Most buyers of new build property in Halifax approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Halifax tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Halifax or who has acted in the same development.

My fiance and I may need to sub-let our Halifax garden flat for a while due to a new job. We instructed a Halifax conveyancing practice in 2001 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Some leases for properties in Halifax do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

Halifax Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Plenty Halifax leasehold apartments will have a service bill for maintenance of the building invoiced by the management company. Where you acquire the apartment you will have to pay this contribution, normally in instalments accross the year. This could be anything from several hundred pounds to thousands of pounds for buildings with lifts and large communal areas. In all probability there will be a ground rent for you to pay annual, ordinarily this is not a exorbitant amount, say around £50-£100 but you should to check as sometimes it could be surprisingly expensive. Is anyone aware of any major works on the horizon that could increase the maintenance costs? The prefered form of lease structure is a share of the freehold. In this arrangement the tenants benefit from being in charge if their destiny and although a managing agent is often employed where it is bigger than a house conversion, the managing agent is directed by the tenants.