Do I need to attend the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Kirkstall so that I can pop in to their offices when needed.

As opposed to twenty years ago, almost all mortgage companies no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over identification documents and there are still distinct advantages to using a local ayer, in your situation a conveyancing solicitor in Kirkstall.

I happen to be the only recipient of my late mum's estate with all property in now in my sole name, including the my former home in Kirkstall. The Kirkstall property was put into my name in October. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my property ownership will be treated the same way as if I'd bought the house in October. Is the property unsalable for six months?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this requirement is chiefly there to pick up on the purchase and immediately sell or the flipping of properties.

We expect to receive a DIP from RBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Kirkstall solicitors on the RBS conveyancing panel, or is it better to go independently?

You will need to appoint Kirkstall solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.

I have decided to exercise my right to buy my property in Kirkstall off the council. I have a mortgage agreed with Virgin Money. 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.

I'm purchasing my first flat in Kirkstall benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of extras instead. The estate agent advised me not disclose to my conveyancer about this deal as it will impact my mortgage with Norwich and Peterborough Building Society. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My step-father has recommend that I use his conveyancers in Kirkstall. Should I use them?

There are no two ways about it the best way to choose a conveyancing lawyer is to get feedback from friends or relatives who have actually experience in using the solicitor you're considering.

I’m about to sell my basement apartment in Kirkstall. Conveyancing is yet to be initiated, but I have just received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is clear the maintenance contribution as you normally would because all rents and maintenance payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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.

Kirkstall Leasehold Conveyancing - Examples of Questions you should ask Prior to buying

Are any of leasehold owners in dispute over their service charge liability? What is the name of the managing agents? The prefered form of lease structure is a share of the freehold. In this situation the tenants benefit from control and even though a managing agent is often retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves.