I am considering applying for a Kent Reliance mortgage for purchase of a new build (under development) in Guiseley with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

How does conveyancing in Guiseley differ for new build properties?

Most buyers of new build residence in Guiseley contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because house builders in Guiseley typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Guiseley or who has acted in the same development.

Are there any apps to help identify a Guiseley law firm on the Bank of Ireland conveyancing panel? I drive a motor bike and am prepared to travel upto 20miles to meet the conveyancer.

You can use the tool on this page. Please pick a bank and your location and you will see a number of Guiseley conveyancing lawyers located nearest you. We have listed some Guiseley conveyancing firms at the bottom of this page and you can ring them to see if they are on the Bank of Ireland approved list

Last June I purchased a leasehold flat in Guiseley. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Leasehold Conveyancing in Guiseley - Examples of Queries before Purchasing

How much is the maintenance charge and ground rent on the apartment? Are there any major works in the near future that will likely increase the service fees? On the whole the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Guiseley obliged leaseholders to pay into a sinking fund created for the specific purpose of building a fund for major works.

Midway through the sale of a leasehold flat in Guiseley. Conveyancing is fine but we are being charged a fortune from the freeholder. To date we have paid £225 for a leasehold management pack and then another £118 for answers to questions supplied by the purchaser's solicitor.

You will not have any say over the level of the fee for this information but the average fee for the information for Guiseley leasehold property is £380. When it comes to Guiseley conveyancing transactions it is customary for the vendor to pay for these costs. The freeholder or their agents are not duty bound to address such questions although many will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates fixed charges for administrative tasks. There is no prescriptive time frame by which they are obliged to provide the information.