My partner and I are acquiring our first property. The solicitor has texted usto enquire if we would like to purchase supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Pontefract

The quantity and type of Pontefract conveyancing searches depends entirely on the property, the location, the probability of any of these risks, your knowledge of the area and risks, your overall attitude to risk. What matters is that you adequately comprehend what information each search could provide. Then you can make a decision if you personally think you need that information. Should you be unclear, ask your lawyer to recommend.

Is it correct that all Pontefract CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing panel?

It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.

I have paid off my mortgage with Leeds Building Society. I assume I don't need a Pontefract lawyer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Leeds Building Society has sent the Land Registry the discharge electronically, and
3. Leeds Building Society has instructed the Land Registry to do so

After shopping around on the internet I have found a Pontefract lawyer having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pontefract postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Pontefract.

I am buying a new build flat in Pontefract. Conveyancing is daunting 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 few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pontefract

Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

I have been on the look out for a flat up to £245,000 and found one near me in Pontefract I like with amenity areas and transport links in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Pontefract suitable, so just wondered if I would be making a mistake buying a short lease?

Should you require a home loan that many years will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.

My step-father has recommend that I use his lawyers for conveyancing in Pontefract. Should I use them?

No doubt the ideal way to select a conveyancing lawyer is to have referrals from friends or family who have used the solicitor that you are contemplating using.