I opted for a Pyle based firm for my conveyancing in Pyle recently. Upon checking the small print it is apparent thatwe are responsible for fees even if the dealdoes not go ahead. Should I ditch them and choose an internet conveyancing brokerage advertising no completion no cost conveyancing in Pyle?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will generally be more expensive to offset the cases that do not go ahead. Dont forget that such deals tend not to protect you from outlay e.g. Pyle conveyancing search charges.

I am downsizing from our house in Pyle and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any high street Pyle lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing practice as opposed to a conveyancing solicitor in Pyle. We have lived in Pyle for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation need.

It sounds as though you may have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I have a terraced Edwardian property in Pyle. Conveyancing lawyer represented me and Skipton Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Pyle and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing solicitor who conducted the purchase.

I am purchasing a new build house in Pyle benefiting from help to buy. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The sale representative told me not inform my lawyer about this deal as it may put at risk my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Pyle. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

The majority of houses in Pyle are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Pyle so you should seriously consider looking for a Pyle conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the house is located on an estate. Your conveyancer should appraise you on the various issues.

Pyle Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying

Are any of leasehold owners in arrears of their service charge payments? Its a good idea to find out as much as possible concerning the managing agents as they will affect your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents from a financial perspective and when it comes to practical matters such as the tidiness of the common parts. Enquire of prospective neighbours what they think of them. In conclusion, investigate as to the dates that the service fees are due to the managing agents and precisely what it includes. What prohibitions are contained in the Pyle Lease?