I chose a Garforth based firm for my conveyancing in Garforth yesterday. Looking through the Terms and Conditions I notewe are liable for charges even where the transaction does not complete. Should I ditch them and choose an internet solicitor practice advertising no move no charge conveyancing in Garforth?

It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be uplifted to cover those conveyances that fail to complete. Dont forget that these schemes generally do not cover outlay for example Garforth conveyancing search expenses.

We were just about to sign contracts for a leasehold flat in Garforth. We have hit a snag. Our loan offer with Nationwide Building Society runs out on 24/3/2025 but the owners are putting forward a completion date of 26/3/2025. Can one extend the loan expiry date?

The best person to deal with your issue is your lawyer who is in a position to calculate if they corresponding with the mortgage broker, owner’s solicitors, estate agents or possibly all parties based on what has gone on in your conveyancing as of today.

I am helping my aunt sell her flat in Garforth. Will the solicitor arrange the EPC or do I organise this?

Following the abolition of Home Information Packs, energy performance certificates became a compulsory part of moving house. An EPC should be to hand prior to the property being placed on the market. This is not something that solicitors normally organise. Where you are instructing a Garforth conveyancing lawyer they may be willing to arrange energy assessments given their contacts with reputable Garforth energy assessors

We are buying a detached bungalow in Garforth. Our aim is to convert the garage to a playroom at the house.Will legal work on the property involve checks to determine if these works are permitted?

Your solicitor should check the registered title as conveyancing in Garforth will occasionally reveal restrictions in the title deeds which prevent categories of works or require the consent of a 3rd party. Some additions require local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I am due to exchange contracts on my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Garforth solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Garforth I like with amenity areas and transport links nearby, however it's only got 52 years on the lease. I can't really find anything else in Garforth for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

Should you need a home loan that many years will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Can you offer any advice when it comes to choosing a Garforth conveyancing firm to deal with our lease extension?

When appointing a property lawyer for lease extension works (regardless if they are a Garforth conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with several firms including non Garforth conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

Can they put you in touch with clients in Garforth who can give a testimonial?

Leasehold Conveyancing in Garforth - Examples of Questions you should consider before Purchasing

Where a Garforth lease has fewer than eighty years it will affect the salability of the flat. Check with your lender that they are willing to lend given the lease term. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of what this would cost. For most Garforthlease extensions you will be be obliged to have owned the property for a couple of years in order to be legally able to exercise a lease extension. Can you inform me if there are any major works anticipated that could increase the maintenance costs? How is the lease structured?