My partner and I are planning to acquire a house in Yeadon and are in fact using a Yeadon conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Ireland have this afternoon contacted us to inform me that there is now an issue as our Yeadon lawyer is not on their conveyancing panel. Is this a problem?

Where you are buying a property with the assistance of a mortgage it is conventional for the purchasers' lawyers to also act for 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 Quality Scheme. Your solicitor should contact your lender 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 don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Yeadon lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

Should my conveyancer be raising enquiries concerning flooding during the conveyancing in Yeadon.

Flooding is a growing risk for conveyancers carrying out conveyancing in Yeadon. Some people will buy a house in Yeadon, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not qualified to give advice on flood risk, but there are a number of checks that may be initiated by the buyer or by their conveyancers which will figure out the risks in Yeadon. The standard completed inquiry forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual question of the owner to determine if the premises has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the seller, then a purchaser could issue a claim for damages as a result of such an misleading response. A buyer’s solicitors should also commission an environmental report. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be carried out.

Just had an offer accepted on a new build flat in Yeadon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Yeadon

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

What is different about your site and alternative online quote calculators for conveyancing in Yeadon?

At this site get an accurate costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Yeadon. As opposed to estate agents and many comparison sites we are not in the business of charging firms a commission if you instruct them for your conveyancing in Yeadon

I've recently bought a leasehold house in Yeadon. Do I have any liability for service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I bought a split level flat in Yeadon, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Yeadon with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2089

With only 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.