My partner and I are acquiring a new build flat in East Riding Villages and my conveyancer is telling me that she is duty bound to the mortgage company to reveal incentives from the builder. I am on a tight deadline to exchange and I have no desire to prolong deal. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am the registered owner of a freehold house in East Riding Villages yet invoiced for rent, why is this and what is this?

It is rare for properties in East Riding Villages and has limited impact for conveyancing in East Riding Villages but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

My uncle informed me that in purchasing a property in East Riding Villages there may be a number of restrictions prohibiting external changes to the property. Is this right?

We are aware of anumerous of properties in East Riding Villages which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in East Riding Villages should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We previously chose solicitors located in East Riding Villages on the Aldermore solicitor approved list. They are now charging me an additional amount for handling the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This fee is not set by Aldermore but by your East Riding Villages lawyer. Some firms on the Aldermore panel will levy ’dealing with mortgage’ fee but many practices include it on their overall fee.

Intending to buy a house in East Riding Villages. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the East Riding Villages conveyancing practitioner is on the Lloyds conveyancing panel.

I used Action Conveyancing a few years ago for my conveyancing in East Riding Villages. I now require my file but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in East Riding Villages of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I have recently realised that I have 62 years unexpired on my lease in East Riding Villages. I am keen to get lease extension but my landlord is can not be found. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the freeholder. On the whole a specialist would be useful to try and locate and prepare a report which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the vesting order request to the County Court overseeing East Riding Villages.

I inherited a leasehold flat in East Riding Villages, conveyancing having been completed August 2004. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in East Riding Villages with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2094

With just 70 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 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 advice on a more accurate figure without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.