My husband and I are nearing an exchange on a house in Heckmondwike and my mum and dad have sent the 10% deposit to my property lawyer. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my lender. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

Your conveyancer is duty bound to clarify with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

We are buying a house in Heckmondwike. I might seem paranoid but how we can trust a solicitor? At some point we have to send our life savings into their account. What protection do we have from them run away with our money?

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.

How can we know in advance if a Heckmondwike conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Heckmondwike getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer handling your conveyancing.

I have decided to exercise my right to buy my property in Heckmondwike off the council. I have a mortgage agreed with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Heckmondwike is the location of the property. What do you suggest?

Flying freeholds in Heckmondwike are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Heckmondwike you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Heckmondwike may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I've found a house that appears to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Heckmondwike. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

Most houses in Heckmondwike are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Heckmondwike so you should seriously consider shopping around for a Heckmondwike conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should appraise you on the various issues.

Heckmondwike Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

Best to be warned whether changing the roof or some other major work is due shortly that will be shared between the tenants and could well dramatically impact the level of the service charges or require a specific invoice. Where a Heckmondwike lease has fewer than eighty years it will impact the value of the apartment. It is worth checking with your lender that they are happy with remaining years on the lease. Leases with less than 80 years remaining means that you will almost definitely require a lease extension at some point and you need to have some idea of how much this will be. Remember, in most cases you will need to own the premises for two years before you are legally able to carry out a lease extension. This question is useful as a) areas may cause problems for the building as the communal areas may start to deteriorate where maintenance are not paid for b) if the leasehold owners have an issue with the running of the building you will need to know about it

I note that you have a post code search directory identifying firms on the bank conveyancing panel. Do Heckmondwike conveyancing firms pay you a commission if I appoint them for my house purchase?

We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Heckmondwike.