I have been referred to a conveyancing solicitor in New Farnley. I I would like to check if they are accepted on the HSBC Bank approved list of lawyers. Can you help?

You should phone the lawyer and enquire whether they are on the lender panel. Otherwise you should get in touch with HSBC Bank who may be able to confirm.

I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in New Farnley? or I am told that there is a law dating back centuries that means some homeowners living in a parish church boundary will be compelled to pay for repairs towards the chancel within the church. Is this suitable for conveyancing in New Farnley?

Unless a prior acquisition of the house took place after 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in New Farnley to continue to propose a a chancel search and or insurance against a claim.

I used Action Conveyancing a few years past for my conveyancing in New Farnley. I now require my papers but cannot find the solicitor. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in New Farnley of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build apartment in New Farnley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in New Farnley

Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I work for a reputable estate agency in New Farnley where we see a few leasehold sales put at risk as a result of short leases. I have been given inconsistent advice from local New Farnley conveyancing solicitors. Can you clarify whether the owner of a flat can start the lease extension process for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I acquired a studio flat in New Farnley, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Equivalent properties in New Farnley with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ceases on 21st October 2097

With only 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs 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 taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.