We are selling our house in Pudsey. Does my solicitor have to be on the Santander conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Santander conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.

It has been 3 months since my purchase conveyancing in Pudsey completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Pudsey is where the house is located. Can you offer any assistance?

Flying freeholds in Pudsey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pudsey you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pudsey 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 premises.

Do I need to be concerned by third parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Pudsey conveyancing practice?

As with many professional services, often referrals from relatives can be extremely useful or valuable. Nevertheless there are numerous people with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders may recommend conveyancers to choose. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to appoint your own conveyancer. However, bear in mind that the majority of banks have an approved list of conveyancers you have to use for the lender aspect of your house move.

Completion is due on the sale of our £350,000 garden flat in Pudsey next Monday. The managing agents has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Pudsey?

Pudsey conveyancing on leasehold maisonettes more often than not requires the buyer’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be willing to assist. They may invoice a reasonable administration fee for responding to enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The management information fee levied by the landlord must be sent together with a summary of entitlements and obligations in respect of administration charges, otherwise the charge is not strictly payable. In reality you have little option but to pay whatever is demanded should you wish to exchange contracts with the buyer.

Leasehold Conveyancing in Pudsey - Sample of Queries before Purchasing

Be sure to enquire if the the lease includes any adverse restrictions in the lease. For example it is fairly common in Pudsey leases that pets are not allowed in in a block in Pudsey. If you like the apartmentin Pudsey but your cat is not allowed to live with you then you have a very difficult choice. Please note if it is fewer than 80 years it will affect the value of the apartment. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this would cost. For most Pudseylease extensions you would be required to have been the owner of the residence for two years in order to be eligible to exercise a lease extension. Its a good idea to find out as much as possible about the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to day to day matters like the tidiness of the common parts. Don't be afraid to ask other tenants what they think of them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the managing agents and specifically how they are spending that money.