I am nearing exchange of contracts for my flat in Harehills and the EA has just called to advise that the buyers are appointing a new property lawyer. The reason given is that the bank will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Harehills ?

UK lenders have always had panels of law firms they are content to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Lenders blame a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

Is there a reason why leasehold purchase conveyancing in Harehills is more expensive?

Harehills leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

I am being advised by my lawyer that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Harehills?

The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Barclays and Norwich and Peterborough Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.

We had instructed conveyancing lawyers located in Harehills on the HSBC solicitor approved list. They have just invoiced me a further sum for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee set by HSBC?

Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by HSBC but by your Harehills conveyancing practitioner. Some firms on the HSBC panel will levy an ‘acting for lender’ fee and others do not.

I am currently in the process of buying my council flat in Harehills. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Harehills is the location of the property. Can you offer any assistance?

Flying freeholds in Harehills are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harehills you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harehills may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am on look out for some leasehold conveyancing in Harehills. Before diving in I want to be sure as to the unexpired term of the lease.

Assuming the lease is registered - and 99.9% are in Harehills - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a studio flat in Harehills, conveyancing having been completed 5 years ago. Can you work out an approximate cost of a lease extension? Equivalent flats in Harehills with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2080

You have 55 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 plus professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to 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.