We were just about to sign contracts for a garden flat in Kirkstall. We have hit a problem. Our loan offer with Bank of Ireland runs out on 10/2/2026 but the sellers are suggesting a completion date of 12/2/2026. Is it possible to prolong the mortgage offer?
The best person to address this concern is your conveyancer who will hopefully determine whether they corresponding with the lender, vendor’s solicitors, property agents or conceivably all three given the circumstances your conveyancing as of today.
As a novice what is the most important advice you can impart regarding purchase conveyancing in Kirkstall?
Not many law firms or advisers will tell you this but conveyancing in Kirkstall and elsewhere in Leeds is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and other parties involved in the ownership transfer. E.g., the seller, estate agent and even potentially your bank. Selecting a solicitor for your conveyancing in Kirkstall an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose role it is to protect your legal interests and to keep you safe.
Every so often a third party with a vested interest will try and convince you that you should follow their advice. For instance, the estate agent may claim to be assisting by claiming that your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.
Can you point me to a directory of Virgin Money panel solicitors in Kirkstall on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings viewable on the web. Where you are in need of a Kirkstall property lawyer on the Virgin Money please use our tool.
My partner and I have organised a further advance on our home loan from Aldermore as we wish to conduct renovations to our home in Kirkstall. Are we obliged to select a high street Kirkstall solicitor on the Aldermore conveyancing panel to handle the legals?
Aldermore don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Aldermore panel.
I have a mortgage with Principality for my property in Kirkstall. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Your original mortgage agreement with Principality will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel solicitor.
I have been on the look out for a flat up to £195,000 and found one close by in Kirkstall I like with open areas and transport links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Kirkstall suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan that many years will be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
My husband and I are FTB’s - agreed a price, yet the estate agent advised that the seller will only proceed if we appoint the agent's preferred lawyers as they want a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Kirkstall
It is highly unlikely the vendors are driving this. Should the seller want ‘a quick sale', alienating a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you are going to use your own,trusted Kirkstall conveyancing lawyers - not the ones that will give the negotiator at the agency a introducer fee or achieve conveyancing figures set by head office.
I only have 72 years unexpired on my flat in Kirkstall. I need to extend my lease but my landlord is can not be found. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to locate the freeholder. In some cases a specialist may be useful to try and locate and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court covering Kirkstall.
I invested in buying a studio flat in Kirkstall, conveyancing having been completed April 1995. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Kirkstall with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2083
With 58 years remaining on your lease we estimate the price of your lease extension to be between £21,900 and £25,200 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.