How can we tell if a Beckermet conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Beckermet seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor conducting your conveyancing.

I can not work out if my lender requires a lease extension. I have telephoned my Beckermet building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Beckermet conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. Who do I believe?

As long as the conveyancer is on the lender panel, they must comply with the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Beckermet solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Beckermet surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

3 months have gone by since my purchase conveyancing in Beckermet took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I have been on the look out for a leasehold apartment up to £235,500 and found one close by in Beckermet I like with amenity areas and railway links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Beckermet for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the remaining unexpired lease term will likely be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

We're new on the property ladder - had an offer accepted, yet the selling agent advised that the owners will only proceed if we use the agent's preferred conveyancers as they need a ‘quick sale’. We would rather use a local solicitor who is accustomed to conveyancing in Beckermet

It is unlikely the vendors are behind this. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious buyer is counter productive. Try to communicate with the vendors directly and make sure they comprehend that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to use your preferred Beckermet conveyancing solicitors - not the ones that will provide their estate agent a kickback or hit his conveyancing figures pre-set by senior management.

Looking forward to sign contracts shortly on a ground floor flat in Beckermet. Conveyancing lawyers have said that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Beckermet should include some of the following:

The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Whether your lease caters for for a slush fund for major repairs? Will you be prohibited or prevented from having pets in the property? Defining your legal entitlements in relation to the communal areas in the block.By way of example, does the lease contain a right of way over an accessway or hallways? Ground rent - what is due and what the invoice dates are, and also know whether this will change in the future

I am the registered owner of a leasehold flat in Beckermet, conveyancing was carried out in 2011. Can you work out an approximate cost of a lease extension? Similar flats in Beckermet with an extended lease are worth £255,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2098

With just 73 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.