We are looking to buy a house and require a conveyancing solicitor in Fulwood who is on the Leeds Building Society conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Fulwood.

Will my conveyancer be raising questions about flooding as part of the conveyancing in Fulwood.

Flooding is a growing risk for solicitors dealing with homes in Fulwood. Some people will buy a house in Fulwood, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to offer advice on flood risk, but there are a number of searches that can be initiated by the purchaser or by their conveyancers which should figure out the risks in Fulwood. The standard completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a usual inquiry of the seller to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the owner, then a purchaser may commence a legal claim for losses as a result of such an incorrect response. A purchaser’s conveyancers will also order an environmental search. This should higlight if there is a recorded flood risk. If so, more detailed inquiries will need to be initiated.

I'm buying my first flat in Fulwood benefiting from help to buy. The developers would not reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not to tell my lawyer about the extras as it may jeopardize my loan with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I have been advised by numerous property agents in Fulwood to locate a solicitor using your seach tool. What’s the financial incentive for Estate Agents to market your services over and above another?

We don’t offer any referral fee for directing people to this site. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have since been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Fulwood. Conveyancing advisers have are about to be appointed. Will they explain the issues?

The majority of houses in Fulwood are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Fulwood in which case you should be looking for a Fulwood conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will report to you on the legal implications.

Fulwood Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

What prohibitions are there in the Fulwood Lease? How long is the Lease? Best to be warned whether window replacement or some other major work is coming up that will be shared by the leasehold owners and could well dramatically impact the level of the maintenance fees or require a one time invoice.