I am due to move house in April. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Birstall. Conveyancing firm was organised before I stumbled across your site.

On the day of completion you will need to pick up the house keys from the estate agent but this should only occur after the vendors solicitors advise the agent that the monies to complete are in and the keys can be passed over. Subsequently you can advise the removal men that they can start moving you in. We are not in a position to suggest a specific removal company but can assist you in choosing a residential property solicitor in Birstall or a firm with expertise in conveyancing in Birstall.

Can I be sure that the Birstall conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Birstall getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing.

I recently had an offer accepted on a house in Birstall. My mortgage broker suggested a conveyancer. I paid an advanced payment of £225. Shortly after, the conveyancing practitioner called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I have recentlydiscovered that Arc property Solicitors have closed. They carried out my conveyancing in Birstall for a purchase of a leasehold apartment 10 months ago. How can I check that the property is not still registered in the name of the previous owner?

The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Birstall conveyancing specialists.

I am looking for a flat up to £195,000 and identified one close by in Birstall I like with amenity areas and transport links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Birstall suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you require a mortgage that many years may be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.

I was recommended by numerous selling agents in Birstall to select a conveyancer on your site. Is there a financial advantage for Estate Agents to promote your services rather than a competitor’s?

We don’t give any referral fee for sending work to this site. We thought it would be too underhand a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I am hoping to sign contracts shortly on a leasehold property in Birstall. Conveyancing lawyers assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Birstall should include some of the following:

Whether your lease has a provision for a reserve fund for major works? Repair and maintenance of the premises What options are open to you if another tenant in the building is in violation of a provision in their lease? You must be advised what is to be regarded as a Nuisance as far as the lease is concerned

I purchased a 1 bedroom flat in Birstall, conveyancing was carried out April 2004. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Birstall with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease ends on 21st October 2092

You have 66 years left to run the likely cost is going to range between £12,400 and £14,200 as well as legals.

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 a Notice of Claim or as an informal offer. 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. You should not move forward based on this information without first getting professional advice.