I am considering applying for a RBS mortgage for purchase of a new build (under development) in Guiseley with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for RBS ?

There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.

Will our lawyer be asking questions regarding flooding as part of the conveyancing in Guiseley.

Flooding is a growing risk for conveyancers dealing with homes in Guiseley. Some people will buy a property in Guiseley, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Guiseley. The conventional set of property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to find out whether the property has historically flooded. If flooding has previously occurred and is not disclosed by the vendor, then a buyer may commence a legal claim for losses as a result of such an misleading response. A buyer’s lawyers should also commission an environmental report. This should indicate whether there is any known flood risk. If so, more detailed inquiries should be carried out.

It has been 2 months following my purchase conveyancing in Guiseley completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Just had an offer accepted on a new build apartment in Guiseley. Conveyancing is necessary evil 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 conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Guiseley

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan.

I have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Guiseley I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Guiseley for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the shortness of the lease will be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.