My husband and I are only a couple days away from an exchange on a house in Todwick and my mum and dad have transferred the 10% deposit to my conveyancing practitioner. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your solicitor is duty bound to clarify with mortgage company to make sure that they understand that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

Finally the sale completed on my house in Todwick last May yet the purchaser is calling me to moan that his solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?

Post completion of your disposal your lawyer should forward the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also evidence that the legal charge in favour of the lender has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities specific conveyancing in Todwick.

How does conveyancing in Todwick differ for new build properties?

Most buyers of new build residence in Todwick come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Todwick tend to acquire the land, 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 conveyancers 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 accustomed to new build conveyancing in Todwick or who has acted in the same development.

My partner has suggested that I appoint his lawyers for conveyancing in Todwick. Do I follow his advice?

No doubt the best way to choose a conveyancing lawyer is to have feedback from friends or family who have used the firm you're considering.

I am intending to let out my leasehold flat in Todwick. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

A lease dictates the relationship between the freeholder and you the leaseholder; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Todwick do not prevent subletting altogether – such a provision would adversely affect the market value the property. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

Todwick Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Generally speaking the cost for major works are not included within maintenance charges, although some managing agents in Todwick require leasehold owners to pay into a sinking fund created for the specific purpose of building a fund for major works. It would be prudent to investigate if the the lease contains any unreasonable restrictions in the lease. For instance plenty of leases prohibit pets being allowed in certain buildings in Todwick. If you like the flatin Todwick but your cat is not allowed to move with you then you have a very difficult determination.