We are looking to buy a house and require a conveyancing solicitor in Wenvoe who is on the Yorkshire BS conveyancing panel. Could you point me in the right direction as regards a solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Wenvoe.

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Wenvoe?

Its becoming the norm that commercial conveyancing solicitors in Wenvoe will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Wenvoe. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wenvoe.

For each commercial conveyancing transaction in Wenvoe it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Wenvoe commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Wenvoe.

I got the keys to my flat on 2 August and the transaction details are still not registered. Any reason for this? My conveyancing solicitor in Wenvoe expressed confidence that it should be registered inside ten days. Are transfers in Wenvoe particularly slow to register?

There is nothing unique when it comes to conveyancing in Wenvoe registration formalities. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today in the region of three quarters of such applications are fully dealt with within two weeks but occasionally there can be extensive delays. Registration takes place after the purchaser is living at the premises thus registration formalities is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor could contact the land registry and explain the circumstances.

My father has encouraged me to appoint his conveyancers in Wenvoe. Do I take his recommendation?

There are no two ways about it it’s preferable to choose a conveyancing lawyer is to have feedback from friends or family who have previously instructed the conveyancer that you are considering.

What are the common defects that you see in leases for Wenvoe properties?

There is nothing unique about leasehold conveyancing in Wenvoe. Most leases are unique and drafting errors can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:

Maintenance charge proportions which don’t add up to the correct percentage A duty to insure the building

You will have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Santander, Leeds Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the purchaser to withdraw.

I acquired a 2 bed flat in Wenvoe, conveyancing formalities finalised in 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Wenvoe with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2079

With only 55 years unexpired we estimate the price of your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.