We are purchasing a property in Hadfield. It might be a silly question but how we can trust a conveyancer? At some point we will need to put money into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have paid off my mortgage with Yorkshire BS. I assume I don't need a Hadfield property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

I recently had an offer agreed on a house in Hadfield. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Barclays conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Barclays panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Just acquired a detached house in Hadfield , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Hadfield conveyancing solicitor works at snail pace, so I want to check the registration formalities are concluded.

There is nothing unique when it comes to conveyancing in Hadfield registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether there are errors and if the Land registry communicate with any other persons or bodies. As of today approximately 80% of submission are completed in less than three weeks but occasionally there can be protracted hold-ups. Registration takes place once the purchaser is living at the property thus registration formalities is not usually an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.

How does conveyancing in Hadfield differ for newly converted properties?

Most buyers of new build property in Hadfield contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Hadfield tend to purchase the real estate, 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 property lawyers 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 used to new build conveyancing in Hadfield or who has acted in the same development.

In my capacity as executor for the estate of my uncle I am disposing of a house in Neath but live in Hadfield. My solicitor (based 235 kilometers from meneeds me to execute a stat dec before completion. Could you suggest a conveyancing solicitor in Hadfield who can witness and place their company stamp on the document?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Hadfield

Having had my offer accepted I require leasehold conveyancing in Hadfield. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is registered - and almost all are in Hadfield - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Hadfield Leasehold Conveyancing - Sample of Questions you should consider Prior to buying

Generally speaking the cost for major works are not included within maintenance charges, albeit that a few managing agents in Hadfield require leaseholders to pay into a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance. Please tell me if there are any major works on the horizon that will likely increase the maintenance charges? You should be aware that where the lease has no more than eighty years it will have adverse implications on the marketability of the apartment. It is worth checking with your mortgage company that they are content with residual term of the lease. A short lease means that you will most likely require a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would need to own the property for two years before you are legally able to extend the lease.