is it true that all Heath Hayes solicitors on the Leeds Building Society conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the practice would be governed by the CLC.

We have agreed to purchase a house in Heath Hayes. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?

As you are obtaining a mortgage with Santander your lawyer must check the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Heath Hayes.

I am currently in the process of buying my council flat in Heath Hayes. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.

I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a property in Heath Hayes? or Apparently there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this appropriate for conveyancing in Heath Hayes?

Unless a previous purchase of the house took place after 12 October 2013 you can take it that solicitors conducting conveyancing in Heath Hayes to remain encouraging a chancel search and or chancel repair liability insurance.

How does conveyancing in Heath Hayes differ for new build properties?

Most buyers of new build premises in Heath Hayes approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because builders in Heath Hayes typically purchase the land, 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 Heath Hayes or who has acted in the same development.

Last March I purchased a leasehold property in Heath Hayes. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a leasehold flat in Heath Hayes, conveyancing was carried out 9 years ago. How much will my lease extension cost? Similar flats in Heath Hayes with an extended lease are worth £191,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2078

With 53 years unexpired we estimate the premium for your lease extension to be between £27,600 and £31,800 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

Are there any compelling benefits to selecting a high street property lawyer in Heath Hayes

Many buyers and sellers in Heath Hayes opt for a local solicitor so that they can visit in the event that they have questions, and to execute mortgage deeds without using the Royal Mail.

There is a slight benefit in selecting a solicitor local to a house you are buying, due to the in-depth knowledge of the region and possible local concerns - however this is debatable. The majority of conveyancers are now by way of email and could be almost anywhere.