I am acquiring a ground floor flat in Holmfirth. My lawyer is not listed on the bank approved panel. Am I still permitted to continue with my Holmfirth conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?

You will need to use a solicitor to deal with the formalities when you take out a mortgage to buy your property. The lawyer will conduct all the essential legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. You may select a Holmfirth solicitor of your choice. However, if the solicitor appointed is not a member of the bank conveyancing panel further fees will be incurred as separate legal representation will be required by them. Lender panel applications may be submitted, so provided your solicitor has not in the past applied for membership they should do so.

Me and my brother have a semi-detached Georgian house in Holmfirth. Conveyancing lawyer represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Holmfirth and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing lawyer who conducted the purchase.

I opted to have a survey carried out on a house in Holmfirth prior to appointing solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some lenders may refuse to grant a mortgage on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Holmfirth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Holmfirth to see if the conveyancing will be more expensive.

My business partner and I are looking to take an assignment of a lease of an office on the high street. Can you recommend conveyancers offering competitive costs for non-domestic conveyancing in Holmfirth for less than £1,200?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Holmfirth, including the disposal and acquisition of businesses as well as simply property. Whether you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. Regarding the fees this will depend on the structure and terms of the deal. Please provide us with your details or telephone us so that we can provide you with comprehensive commercial conveyancing calculation.

Estate agents have just been given the go-ahead to market my 2 bed flat in Holmfirth. Conveyancing solicitors are to be appointed soon, but I have recently received a yearly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is discharge the service charge as usual as all rents and maintenance charges will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Holmfirth Conveyancing for Leasehold Flats - Examples of Queries Prior to buying

Where a Holmfirth lease has fewer than eighty years it will impact the marketability of the property. Check with your bank that they are content with the length of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this will be. For most Holmfirthlease extensions you will be be obliged to have owned the premises for 24 months in order to be legally able to extend the lease. This question is important as a) areas can result in problems in the building as the common areas may begin to deteriorate if maintenance are not paid for b) if the tenants have an issue with the managing agents you will want to know about it Generally speaking the outlay for major works tend not to be included within service charges, although some managing agents in Holmfirth obliged tenants to pay into a sinking fund created for the specific intention of building a fund for larger works.