I decided to go with a high street lawyer for my conveyancing in Finningley recently. Going through the terms of engagement I notewe are responsible for fees even if the movefalls through. Should I go with them or appoint an internet conveyancing company advertising no-sale-no-fee conveyancing in Finningley?

Generally there is a concession along the lines that if "No Sale No Fee" is available then the fee levels will generally be uplifted to cover those transactions that do not proceed. Also remember that such schemes generally do not cover disbursements for example Finningley conveyancing search fees.

Why is leasehold purchase conveyancing in Finningley is more expensive?

In summary, leasehold conveyancing in Finningley and South Yorkshire usually warrants more work compared to freehold conveyancing. This includes lease investigation, liaising with the landlord about the service of required notices, obtaining up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.

When it comes to mortgage companies such as Leeds Building Society, do Finningley conveyancing practitioners have to pay an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

We are getting the release of further funds on our mortgage from Nottingham as we want to conduct alterations to our property in Finningley. Do we need to choose a nearby Finningley solicitor on the Nottingham conveyancing panel to handle the legals?

Nottingham do not ordinarily instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham conveyancing panel.

I have today made my last payment due on my mortgage with TSB. I assume I don't need a Finningley property lawyer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where TSB has sent the Land Registry the discharge electronically, and
3. TSB has instructed the Land Registry to do so

I have been told that property searches are a common reason for hinderance in Finningley house deals. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Finningley.

The estate agent has sent us the confirmation of our purchase of a new build flat in Finningley. Conveyancing is a frightening process 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.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Finningley

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants.