I am looking to buy a property and require a conveyancing solicitor in Pontefract who is on the Clydesdale conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Clydesdale in certain locations such as Pontefract. We dont recommend any particular firm.

Despite weeks of looking the Title Certificate and documents to my house are lost. The lawyers who dealt with the conveyancing in Pontefract 4 years ago no longer exist. What are my next steps?

These day there are duplicates made of almost everything, and your solicitor will know precisely where to find all the suitable paperwork so you can purchase or sell your house without any difficulty. If copies are not available, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on the premises.

I'm purchasing a new build house in Pontefract with a mortgage from Platform Home Loans Ltd. The developers refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The estate agent told me not to tell my conveyancer about the side-deal as it could affect my loan with Platform Home Loans Ltd. Is this normal?.

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.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Pontefract is the location of the property. What do you suggest?

Flying freeholds in Pontefract are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pontefract you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pontefract may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

Would local authority consent be needed to convert a house into multiple flats in Pontefract? This has been carried out to a house adjacent to a relative in Pontefract and was not aware of it happening until it was complete.

Planning Permission yes. Building Regulations yes.