We note that you have a search directory listing solicitors on the Co-operative conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Ripponden?

We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ripponden.

Are the BSA planning on creating a online directory to to identify solicitors on the Melton Mowbray Building Society conveyancing panel for example in Ripponden?

We would not expect to be advised of any intention on the part of the BSA to develop such a register.

Me and my brother own a terraced Edwardian house in Ripponden. Conveyancing solicitor acted for me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?

You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ripponden and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the purchase.

I am buying my first flat in Ripponden with a mortgage from Barnsley Building Society. The sellers would not budge the price so I negotiated 6k of extras instead. The property agent advised me not reveal to my conveyancer about this extras as it would adversely affect my loan with the bank. Is this normal?.

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

Estate agents have just been given the go-ahead to market my basement flat in Ripponden. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly service charge invoice – what should I do?

The sensible thing to do is clear the service charge as you normally would because all rents and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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. This will smooth the conveyancing process.

I invested in buying a split level flat in Ripponden, conveyancing was carried out in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Ripponden with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2095

With 70 years unexpired we estimate the premium for your lease extension to range between £9,500 and £11,000 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.