My friend's brother is a property lawyer. I expect that I can be offered mate’s rates for conveyancing, However if that does not come through, what kind of figure would I typically be looking at for conveyancing in Wombwell?

It’s sensible to seek multiple conveyancing quotes. Do use our comparison tool on this page. The estimates will vary but the service one can expect differ between conveyancers as is true with the vast majority of professional services.

What happens if my lawyer’s firm is expelled from the Bank of Ireland Solicitor panel ahead of completing my conveyancing in Wombwell?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

The deeds to my house are lost. The solicitors who dealt with the conveyancing in Wombwell 5 years ago no longer exist. What are my options?

As long as the title is registered the details of your ownership will be held by the Land Registry under a Title Number. It is easy to perform a search at the Land Registry, find your house and secure up to date copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.

Can you provide any advice for leasehold conveyancing in Wombwell from the point of view of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Wombwell can be reduced where you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ lawyers.
If there is a history of conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as over rather than ongoing. A minority of Wombwell leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. You believe that you know the number of years left on your lease but it would be advisable verify this via your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is under 80 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.

Wombwell Leasehold Conveyancing - A selection of Queries before Purchasing

Please inform me if there are any major works in the near future that will likely add a premium to the service costs? What is the service charge and ground rent on the flat? How is the lease structured?

I'm remortgaging a house in Wombwell. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Should I be concerned?

Not all staff in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unqualified staff.