My bid for a property was accepted at auction in Roundhay. Conveyancing is needed. What are my next steps?

Now that you have legally committed yourself to purchase you will need to hire the services of a conveyancing lawyer quickly as you now have a fast approaching deadline in which to complete the deal. Every auction property should have a corresponding auction set of papers. This should include most,if not all of the documents that your lawyer will need. Where you are dealing with leasehold property the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.

Is there a list of Barclays panel conveyancers in Roundhay on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings open the public on the web. If you are looking for a Roundhay conveyancer on the Barclays please use our facility.

My husband and I have organised a further advance on our home loan from Santander as we wish to conduct improvements to our house in Roundhay. Are we obliged to select a bricks and mortar Roundhay solicitor on the Santander conveyancing panel to handle the legals?

Santander do not ordinarily require a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander panel.

I purchased a 4 bedroom Georgian property in Roundhay. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??

You need to read the Freehold register you have again and check the Charges Register for 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 Roundhay and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing practitioner who conducted the work.

I am buying a new build house in Roundhay with a loan from Barclays . The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not reveal to my solicitor about the extras as it may affect my mortgage with the bank. Do I keep my lawyer in the dark?.

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.

My business partner and I are intending to take over a lease of a shop on a shopping parade. Can you recommend conveyancers offering no-move-no fees for commercial conveyancing in Roundhay for under £1,200?

We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Roundhay, including the sale and acquisition of businesses as well as simply property. Whether you are looking to buy or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. Regarding the fees these will vary based on the structure and heads of terms of the proposed transaction. Please provide us with your details or email us so that we may supply you with a detailed commercial conveyancing calculation.

There are only 72 years unexpired on my lease in Roundhay. I now wish to get lease extension but my freeholder is missing. What should I do?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the landlord. In some cases an enquiry agent may be helpful to conduct investigations and prepare a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Roundhay.

I acquired a 2 bed flat in Roundhay, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Comparable flats in Roundhay with over 90 years remaining are worth £192,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2078

With just 54 years left to run we estimate the premium for your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" 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 this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.