I am 3 weeks into the sale of my maisonette in Heckmondwike and the EA has just telephoned to advise that the purchasers are appointing a new property lawyer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a leading lender only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Heckmondwike ?

Banks have always had an approved set of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.

Mortgage companies blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.

All was ready to move into my new home in Heckmondwike next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?

All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in Heckmondwike.

We are planning to acquire a house and need a conveyancing solicitor in Heckmondwike who is on the Kent Reliance solicitor panel. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Heckmondwike.

I acquired my apartment on 14 August and the transaction details is yet to be registered. Should I be concerned? My conveyancing solicitor in Heckmondwike advises it will be registered in less than a month. Are titles in Heckmondwike particularly slow to register?

As far as conveyancing in Heckmondwike is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently roughly 80% of such applications are fully addressed within 12 days but some can be subject to extensive delays. Historically registration is effected after the buyer is living at the premises thus 'speed' is not always top priority but where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.

I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have subsequently found out that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Heckmondwike. Conveyancing solicitors have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Heckmondwike ?

The majority of houses in Heckmondwike are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Heckmondwike in which case you should be looking for a Heckmondwike conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the property is part of an estate. Your conveyancer will report to you on the legal implications.

I purchased a ground floor flat in Heckmondwike, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Heckmondwike with an extended lease are worth £181,000. The ground rent is £55 invoiced every year. The lease terminates on 21st October 2075

With just 50 years left to run the likely cost is going to range between £31,400 and £36,200 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.