I have an AIP. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to use a Birstall based conveyancing firm?

You should check but the the probability is that appoint one of their panel solicitors if you accept the "fee-free" incentive. Contact the lender to explore if they make available a cash alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Birstall.

What does a local search reveal concerning the property my wife and I buying in Birstall?

Birstall conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search is essential in every Birstall conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

I purchased my house on 11 July and my personal details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Birstall said it will be dealt with in less than a month. Are transfers in Birstall particularly slow to register?

As far as conveyancing in Birstall registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and whether the Land registry have to notify any other parties. Currently roughly three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Historically registration is effected once the buyer has moved in to the premises so 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

I decided to have a survey carried out on a property in Birstall before appointing lawyers. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold home.

It varies from the lender to lender. HSBC has different instructions from Halifax. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Birstall. Conveyancing will be smoother if you use a solicitor in Birstall especially if they are familiar with such properties in Birstall.

I would like to let out my leasehold apartment in Birstall. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Your lease governs the relationship between the landlord and you the leaseholder; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Birstall do not contain subletting altogether – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

Birstall Leasehold Conveyancing - Examples of Queries before buying

It would be wise to discover as much as possible about the managing agents as they will either make living at the property much simpler or uncomfortable. Being a leasehold owner you will be at the mercy of the managing agents both financially and when it comes to practical issues such as the cleanliness of the common parts. Enquire of prospective neighbours whether they are happy with them. Finally, investigate as to the dates that the maintenance charges are due to the relevant party and precisely what you get for your money. Is there a share of the freehold? Be sure to discover if there are any onerous prohibitions in the lease. For instance some leases prohibit pets being permitted in in a block in Birstall. If you love the flatin Birstall yet your dog is not allowed to make the move with you then you will be presented with a hard decision.