Is the fact that my solicitor in Mirfield is not on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Mirfield conveyancing practice and enquire why they are no longer on the approved list for your bank.

The deeds to my house are lost. The solicitors who conducted the conveyancing in Mirfield 5 years ago no longer exist. What are my options?

These day there are copies made of almost everything, and your conveyancer should be aware exactly where to find all the relevant documentation so you may buy or dispose of your house without a hitch. Where duplicates can’t be found, your conveyancer may be able to arrange cover in the form of insurance or indemnities against possible claims on your property.

How does conveyancing in Mirfield differ for new build properties?

Most buyers of new build residence in Mirfield come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Mirfield tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mirfield or who has acted in the same development.

We're FTB’s - had an offer accepted, but the estate agent advised that the vendor will only issue a contract if we use the agent's chosen solicitors as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Mirfield

We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', taking such a hostile approach to a motivated purchaser is not the way to achieve this. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Mirfield conveyancing solicitors - not the ones that will give the estate agent a introducer fee or achieve conveyancing figures set by corporate headquarters.

My husband and I may need to sub-let our Mirfield garden flat for a while due to taking a sabbatical. We instructed a Mirfield conveyancing firm in 2002 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

Your lease dictates relations between the landlord and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Mirfield do not contain an absolute prevention of subletting – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Mirfield Conveyancing for Leasehold Flats - Sample of Queries Prior to buying

For most Mirfield leaseholds the cost for major works tend not to be included within maintenance charges, although some managing agents in Mirfield require leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for larger repairs or maintenance. What is the name of the managing agents? Does the lease contain onerous restrictions?