Please help. My Leaves Green conveyancer is advising me that he has toapply for Leaves Green conveyancing searches asthe firm are on the HSBCsolicitor panel. Is this really necessary?

You have limited options available to you. As you are obtaining a mortgage with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Leaves Green conveyancing searches.

When will exchange of contracts take place for residential conveyancing in Leaves Green and do I need to be at the lawyers branch?

Where you are in close proximity to one of the conveyancing solicitors in Leaves Green you are welcome to come in to sign contracts. That being said, the law practices we work with provide countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. Signing on the dotted line is just a prerequisite for the firm to address the formalities at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Leaves Green)to be in the office at the appropriate time.

Due to the advice of my in-laws I had a survey completed on a house in Leaves Green before appointing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor has said that some lenders may refuse to grant a mortgage on this type of premises.

It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Leaves Green. Conveyancing will be smoother if you use a solicitor in Leaves Green especially if they regularly deal with such properties in Leaves Green.

What tools are available to search for a Leaves Green law firm on the Leeds Building Society conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the conveyancer.

Feel free to make use of the tool on this website. Please select a lender and your location and you will see a number of Leaves Green conveyancing lawyers based on proximity. We have detailed some Leaves Green conveyancing firms towards the end of this page and you can call them to verify if they are on the Leeds Building Society approved list

Can you provide any advice for leasehold conveyancing in Leaves Green from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Leaves Green can be bypassed where you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers’ solicitors.
If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Leaves Green state that internal structural alterations or laying down wooden flooring require a licence from the Landlord acquiescing to such changes. If you dont have the consents in place do not contact the landlord without checking with your lawyer in advance. If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than unsettled. Many freeholders or Management Companies in Leaves Green charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Leaves Green. Some Leaves Green leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.

Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Leaves Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Most certainly. We are happy to put you in touch with a Leaves Green conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Leaves Green residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired lease term was 50.57 years.