We are due to move house in November. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Wetherby. Conveyancing solicitor was found before I stumbled across your page.

On the afternoon of completion you will need to pick up the keys from your estate agent however this should only happen after the previous owners solicitors inform the agent that the monies to complete are in and the keys can be passed over. After that you should advise the removal company that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you locate a conveyancing in Wetherby or a lawyer with expertise in conveyancing in Wetherby.

I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Wetherby. The Wetherby property was put into my name in August. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in August. Do I have to wait half a year to sell?

The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a pragmatic view as this requirement is principally there to identify the purchase and immediately sell or the quick reselling of properties.

My wife and I have organised the release of further funds on our home loan from Clydesdale as we wish to conduct a loft conversion to our house in Wetherby. Do we need to select a bricks and mortar Wetherby solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Wetherby?

Its becoming the norm that commercial conveyancing solicitors in Wetherby will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Wetherby. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wetherby.

For every commercial conveyancing transaction in Wetherby it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Wetherby commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for residential conveyancing in Wetherby.

I used Action Conveyancing several years ago for my conveyancing in Wetherby. I now require my file however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Wetherby of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have just started marketing my basement apartment in Wetherby. Conveyancing is yet to be initiated, but I have just had a half-yearly maintenance charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as normal given that all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a leasehold flat in Wetherby, conveyancing formalities finalised December 2003. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wetherby with over 90 years remaining are worth £185,000. The ground rent is £65 per annum. The lease ceases on 21st October 2085

With 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 as well as costs.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

My conveyancing in Wetherby is completing this Friday, however the vendors I am purchasing from has asked to move out 24 hours later at noon. Should I agree to this?

Where you require a loan then your property lawyer will insist that you have vacant possession on Friday - the bank will compel it.