I am purchasing a new build flat in Liversedge. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Liversedge you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Liversedge.

What is the difference between a licensed conveyancer and conveyancing solicitor in Liversedge

Two types of professional can perform conveyancing in Liversedge namely licenced conveyancers or solicitors. The two can administer the legal services that you need to complete the sale or acquisition of property. Both are obliged to perform Liversedge conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly administered and that all requisite procedures should be suitably followed.

When it comes to mortgage companies such as Yorkshire BS, do Liversedge conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

The formalities of my purchase has taken place for my property in Liversedge. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

I'm purchasing my first flat in Liversedge with the aid of help to buy. The builders refused to reduce the price so I negotiated £7000 of extras instead. The sale representative advised me not inform my conveyancer about the extras as it would impact my loan with the bank. Do I keep my lawyer in the dark?.

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.

Is it best to choose a Liversedge conveyancing lawyer who is local to the property I am hoping to buy? An old friend can deal with the legal work however his firm is located 200miles drive away.

The primary upside of using a local Liversedge conveyancing practice is that you can visit the firm to sign documents, deliver your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have used your friend and on the whole were impressed that should outweigh using an unknown Liversedge conveyancing solicitor just because they are local.

I have just started marketing my 2 bed flat in Liversedge. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly maintenance charge invoice – Do I pay up?

The sensible thing to do is discharge the invoice as you normally would because all ground rent and maintenance invoices will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies 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. Having a clear account will assist your cause and will leave you no worse off financially.

I bought a garden flat in Liversedge, conveyancing having been completed 6 years ago. How much will my lease extension cost? Corresponding properties in Liversedge with over 90 years remaining are worth £181,000. The ground rent is £55 per annum. The lease ends on 21st October 2076

With 51 years remaining on your lease the likely cost is going to be between £30,400 and £35,200 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.