My husband and I are buying a 2 bedroom apartment in Bradford with a mortgage. We wish to retain our Bradford solicitor, however the mortgage company says he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Bradford conveyancer and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to demand that the mortgage company use our Bradford lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Bradford conveyancing solicitor to apply to be on the conveyancing panel.

Can I use your services to recommend a Conveyancing solicitor in Bradford even where I’m not purchasing or disposing of a house, for example if I wish to buy a shop in Bradford with a loan from Platform Home Loans Ltd?

Our search tool is primarily utilised to find residential conveyancing solicitors in Bradford but we have recorded towards the end of this page a few Bradford commercial conveyancing firms. You should enquire with the solicitors directly to establish if they are also authorised to represent Platform Home Loans Ltd

My flat in Bradford is up for sale and I have a purchaser. Does the lawyer need to be required to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.

Just had an offer accepted on a new build flat in Bradford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bradford

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

All being well we will complete the sale of our £150,000 apartment in Bradford in nine days. The managing agents has quoted £300 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Bradford?

Bradford conveyancing on leasehold maisonettes usually involves the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to respond to these enquiries most will be content to do so. They are entitled to levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge levied by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration charges, without which the charge is technically not due. Reality however dictates that one has no option but to pay whatever is requested of you should you wish to exchange contracts with the buyer.

I invested in buying a 2 bed flat in Bradford, conveyancing formalities finalised May 2002. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Bradford with an extended lease are worth £185,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2085

You have 60 years remaining on your lease we estimate the premium for your lease extension to be between £20,000 and £23,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.