Am I correct in assuming that the fact that my solicitor in Huddersfield is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Huddersfield conveyancing practice and enquire why they are no longer on the approved list for your lender.

Can the conveyancing lawyers identified via your search tool perform conveyancing in Huddersfield by way of an attended exchange?

There are a few conveyancing experts carrying out personalised exchanges. Please contact us to obtain a costs illustration and details as to availability.

How does conveyancing in Huddersfield differ for newly converted properties?

Most buyers of new build premises in Huddersfield approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Huddersfield tend to acquire the real estate, 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 Huddersfield or who has acted in the same development.

I decided to have a survey done on a property in Huddersfield ahead of retaining conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not grant a mortgage on this type of property.

It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Huddersfield. Conveyancing may be slightly more expensive based on your lender's requirements.

My partner and I may need to let out our Huddersfield ground floor flat for a while due to taking a sabbatical. We instructed a Huddersfield conveyancing firm in 2004 but they have since shut and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease governs relations between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Huddersfield do not contain strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.

Huddersfield Leasehold Conveyancing - Sample of Queries before buying

This question is important as a) areas may cause problems for the block as the communal areas may begin to deteriorate where repairs remain unpaid b) if the tenants have a dispute with the managing agents you will wish to have all the details It would be sensible to find out as much as possible about the managing agents as they can either make life much easier or much more difficult. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the upkeep of the common parts. Enquire of other people what they think of their management. On a final note, find out the dates that the service fees are due to the relevant party and precisely how they are spending that money. How much is the ground rent and service charge?