Is it the case that all Leegomery conveyancing solicitors on the Yorkshire BS conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.

Two weeks ago we had a mortgage agreed in principle with Nationwide. Leegomery conveyancing practitioners are instructed. How long does it take for Nationwide to send the offer to the conveyancer?

There is no definitive answer here. Have Nationwide completed the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I recently had an offer accepted on a house in Leegomery. My financial adviser recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I'm buying a new build house in Leegomery with the aid of help to buy. The developers would not reduce the price so I negotiated 6k of extras instead. The sale representative advised me not disclose to my lawyer about this side-deal as it may impact my loan with Bank of Scotland. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Do I need to be wary by 3rd parties that I am dealing with are recommending a web based conveyancing firm rather than a local Leegomery conveyancing company?

As is the case with many service providers, often recommendations from connections can be worth their weight in gold. Yet there are many people with a keen interest in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may put forward solicitors to choose. Sometimes these lawyers might be known to one of the organisations as being good in their field, but sometimes there might be a commercial relationship behind the endorsement. You have the right to appoint your own lawyer. However, bear in mind that many banks specify a panel list of solicitors you must use for the mortgage aspect of your conveyancing.

Due to sign contracts shortly on a basement flat in Leegomery. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Leegomery should include some of the following:

Where does the liability rest to repair and maintain the block. It is essential for you to know which party is duty bound to repair and maintenance of all parts of the block and communal areas Your conveyancers should enable you to have an understanding of the insurance requirements Details of the parties to the lease, for example these could be the lessee, superior lessor, landlord The unexpired lease term. You should receive guidance as what happens when the lease ends, and aware of the importance of not letting the lease term falling below eighty years

I purchased a ground floor flat in Leegomery, conveyancing was carried out in 2004. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Leegomery with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2086

You have 61 years unexpired we estimate the price of your lease extension to range between £18,100 and £20,800 plus professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.

We are in the process of buying a home in Leegomery. Can our conveyancing practitioner have the amount we are are purchasing for private from sites such as Nestoria. How could this be done?

The Land Registry as a matter of law bound to reveal price paid data on the official title for residential properties countrywide including properties in Leegomery. The Title Register is a public document, so HMLR would be breaking the law if they did not grant access to the register.

In essence you can ask HMLR to withhold the amount paid data yet the answer would be a No.