Do I need to pop into the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Bedale so that I can pop in to their offices if required.

As opposed to 15 years ago, the vast majority mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to supply identification documents and there are still manifest benefits to using a locally based solicitor, in your case a conveyancing solicitor in Bedale.

I am being advised by my solicitor that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bedale?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.

When it comes to mortgage companies such as Skipton, do Bedale lawyers have to pay a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

We are getting the release of further funds on our home loan from Barclays as we want to carry out a loft conversion to our home in Bedale. Do we need to choose a bricks and mortar Bedale solicitor on the Barclays conveyancing panel to deal with the legals?

Barclays would not normally appoint a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.

I am buying my first flat in Bedale with a loan from HSBC Bank. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The sale representative suggested that I not reveal to my lawyer about the extras as it could affect my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In searching the internet for the term conveyancing in Bedale it brings up many property lawyersin the vicinity. How do I determine which is the suitable conveyancing solicitor for the sale of my house?

The best way of choosing the right conveyancer is through a trusted referral, so seek the counsel of colleagues and those you trust who have purchased a property in Bedale or the local estate agent or mortgage broker. Costs for conveyancing in Bedale differ, so it's sensible to secure a minimum of four costs illustrations from varying types of solicitors. Be sure to seek confirmation that the fees are fixed.

I've recently bought a leasehold flat in Bedale. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a split level flat in Bedale, conveyancing formalities finalised July 2006. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Bedale with a long lease are worth £190,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2085

You have 61 years unexpired the likely cost is going to range between £19,000 and £22,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.