I am approaching an exchange on a property in Roundhay and my mum and dad have sent the ten percent deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my lawyer needs to disclose this to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?

The solicitor is duty bound to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.

How does conveyancing in Roundhay differ for new build properties?

Most buyers of new build or newly converted property in Roundhay come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Roundhay typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Roundhay or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Roundhay I like with amenity areas and station nearby, however it's only got 52 remaining years left on the lease. There is not much else in Roundhay suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

I was pointed in your direction by numerous selling agents in Roundhay to get a quote from a property lawyer on your site. Is there a financial upside for Estate Agents to recommend your site rather than another?

We don’t offer any commission for directing people our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

Is it necessary during the course of the conveyancing process to visit the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will choose one who does conveyancing in Roundhay as it will be easier to pop in to their offices if required.

As opposed to 15 years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Roundhay.