My husband and I are looking to acquire a flat in Morley and have instructed a Morley conveyancing firm. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Accord Mortgages Ltd have this evening contacted us to advise us that there is now an issue as our Morley lawyer is not on their approved list of lawyers. Please explain?

Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Morley lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

Is there a search tool that I can utilise to discover of the solicitor carrying out my conveyancing in Morley is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Aldermore thus paying £187.00 plus VAT in another set of legal invoice.

Feel free to make the most of the search tool on this page. Pick the mortgage company and type ‘Morley’ or your location and you will be presented with a number of lawyer based in Morley or near you.

I am looking for a ground for flat up to £305k and found one round the corner in Morley I like with open areas and transport links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Morley in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.

What is different about your site and alternative web based conveyancing solicitors for conveyancing in Morley?

At this site receive an accurate quote via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Morley. As opposed to estate agents and brokerage sites we do not charge firms a fee if you instruct them for your conveyancing in Morley

When it comes to leasehold conveyancing in Morley what are the most frequent lease problems?

There is nothing unique about leasehold conveyancing in Morley. All leases are drafted differently and drafting errors can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Chelsea Building Society, and Bank of Ireland all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.

Morley Conveyancing for Leasehold Flats - A selection of Queries Prior to buying

The answer will be important as a) areas may cause problems for the building as the common areas may start to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to have full disclosure How much is the ground rent and service charge? Be sure to investigate if the the lease contains any adverse restrictions in the lease. For example some leases prohibit pets being allowed in in a block in Morley. If you like the propertyin Morley however your dog can’t live with you then you have a very difficult compromise.