I am acquiring a house for cash in Horsforth. I have lived for the last 20 years in Horsforth. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a home loan, then the vast majority of the Horsforth conveyancing searches are at your discretion. Your solicitor will ’encourage you, perhaps strongly, that you should have searches done, but she has a professional duty to do this. One thing to bear in mind; if you are going to dispose of the house at a future date, it will likely be be of interest to your future purchaser what the searches reveal. Sometimes properties with apparent issues can still throw up unpredicted search results. A competent conveyancing solicitor in Horsforth will provide you some practical guidance here.

Having sold my house in Horsforth last August yet the purchaser is telephoning me to say her conveyancer needs to hear from mysolicitor. What are the post completion sale formalities following completion?

Following your house sale your lawyer is obliged to send the transfer deeds and all additional paperwork to the purchaser's conveyancer. If applicable, your conveyancer must also evidence that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion formalities just for conveyancing in Horsforth.

I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Horsforth. My lender is Accord Mortgages

Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/11/2024, the requirements read as follows :

Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Horsforth I like with open areas and station nearby, however it's only got 51 years unexpired on the lease. There is not much else in Horsforth suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?

If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.

What if there is a problem with the searches conducted as part of our conveyancing in Horsforth?

Usually, almost all issues arising from Horsforth conveyancing search responses can be dealt with before completion or indemnity insurance may be put in place. You need to remember that regardless of the fact that you intend on acquiring the premises and might be willing to live with the search results, your mortgage lender may not, and when all said and done they have the final say.