My wife and I are approaching an exchange on a property in Horbury and my mum and dad have sent the ten percent deposit to my lawyer. I am now advised that as the deposit has been received from someone other than me my solicitor needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

The property lawyer is duty bound to clarify with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

We are looking to buy a flat and require a conveyancing solicitor in Horbury who is on the Clydesdale solicitor panel. Can you recommend a local firm?

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

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Horbury is where the house is located. Is there any guidance you can give?

Flying freeholds in Horbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Horbury you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Horbury may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My husband and I may need to rent out our Horbury ground floor flat temporarily due to taking a sabbatical. We used a Horbury conveyancing firm in 2004 but they have since shut and we did not have the foresight to get any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your last Horbury conveyancing lawyer is not available you can review your lease to check if you are permitted to let out the apartment. The rule is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you must obtain consent from your landlord or some other party in advance of subletting. This means that you cannot sublet in the absence of prior permission. The consent should not be unreasonably withheld. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I bought a 1st floor flat in Horbury, conveyancing was carried out June 1998. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Horbury with over 90 years remaining are worth £170,000. The ground rent is £50 per annum. The lease terminates on 21st October 2105

With just 79 years left to run we estimate the premium for your lease extension to span between £7,600 and £8,800 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.

Are the Horbury conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the lender?

Horbury firms and firms carrying out conveyancing in Horbury themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the lender directly.