I am buying a new build apartment in Guiseley and my solicitor is advising me that she has to the mortgage company to disclose incentives from the developer. I am under pressure to sign contracts and I would rather not delay matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Having invested time looking at moneysavingexpert.com for a recommended lawyer in Guiseley, most advise that I should instruct a CQS kitemarked lawyer. Can you explain what CQS is?

Guiseley Conveyancing Quality Scheme practices have obtained accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to establish evidence of quality standards in the home moving process. CQS helps consumers to identify solicitor firms that provide a quality residential conveyancing. Guiseley is one of locations in England and Wales in which accredited firms have a presence. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.

I am buying a new build apartment in Guiseley. 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 legal work.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Guiseley

Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

Due to the encouragement of my in-laws I had a survey completed on a property in Guiseley in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some banks tend refuse to give a loan on this type of home.

It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Guiseley. Conveyancing will be smoother if you use a solicitor in Guiseley especially if they regularly deal with such properties in Guiseley.

I am using a search engine for the term on line conveyancing in Guiseley it reveals many solicitorsin the area. How do I determine which is the right solicitor for me?

The ideal method of finding the right conveyancer is through a trusted referral, so ask colleagues and relatives who have purchased a property in Guiseley or a local estate agent or mortgage broker. Charges for conveyancing in Guiseley differ, so it's advisable to obtain at least four fee estimates from different property lawyers. Be sure to obtain confirmation that the fees are fixed.