Have purchased a a detached house in Batley , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Batley conveyancing solicitor works at snail pace, so I want to be sure the land registry aspects are concluded.

As far as conveyancing in Batley registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry have to notify any third persons or bodies. At present in the region of three quarters of submission are completed within two weeks but occasionally there can be protracted delays. Historically registration takes place after the new owner is living at the premises so registration formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

I'm purchasing my first flat in Batley with a mortgage from Virgin Money. The sellers would not move on the amount so I negotiated 6k of extras instead. The estate agent told me not disclose to my lawyer about the extras as it may affect my mortgage with Virgin Money. Do I keep my lawyer in the dark?.

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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Batley is where the house is located. Can you shed any light on this issue?

Flying freeholds in Batley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Batley you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Batley may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

In my capacity as executor for the estate of my father I am selling a residence in Monmouth but reside in Batley. My conveyancer (based 250 kilometers from meneeds me to sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Batley to attest this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Batley based

Can you provide any top tips for leasehold conveyancing in Batley from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Batley can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the purchasers’ solicitors.
Some Batley leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying 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. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Batley state that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord consenting to such works. If you dont have the paperwork in place do not contact the landlord without contacting your lawyer before hand. Many landlords or managing agents in Batley charge for supplying management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Batley. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers 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 the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to ongoing.

I invested in buying a garden flat in Batley, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Batley with over 90 years remaining are worth £192,000. The ground rent is £55 yearly. The lease ceases on 21st October 2078

With 54 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.