Recently been in touch with my conveyancing solicitor in Knaresborough who acted for me 18 months ago requesting a conveyancing costs illustration based on the same type of house move (a leasehold residence and a freehold property) of almost identical values with a mortgage from Bank of Ireland. It looks as though am now being quoted double. Am I right to be tempted to shop around for a cheaper internet conveyancer?

The estimate fees appear a bit high. If you are content to spend time contrasting quotes you could decrease the fees slightly by as much as £100 plus VAT. That being said, if you were satisfied with the conveyancing the firm offered you maylive to regret choosing an an untested lawyer. Don't forget to check the firm can act for Bank of Ireland. Do make use of our search tool to find a Knaresborough conveyancing firm on the Bank of Ireland approved list of lawyers, which can often include conveyancing solicitors in Knaresborough.

What can a local search tell me regarding the property my wife and I buying in Knaresborough?

Knaresborough conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company such as Onsearch The local search plays a central role in many a Knaresborough conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.

I am purchasing a new build house in Knaresborough benefiting from help to buy. The builders refused to reduce the amount so I negotiated £7000 of extras instead. The estate agent told me not disclose to my lawyer about the extras as it may adversely affect my loan with Accord Mortgages Ltd. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder 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.

I am a negotiator for a reputable estate agency in Knaresborough where we have witnessed a number of flat sales derailed as a result of short leases. I have been given contradictory information from local Knaresborough conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I bought a garden flat in Knaresborough, conveyancing having been completed 6 years ago. How much will my lease extension cost? Comparable flats in Knaresborough with an extended lease are worth £181,000. The ground rent is £55 per annum. The lease ends on 21st October 2074

With just 50 years remaining on your lease we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.

Is it the case that all Knaresborough legal practices on every bank conveyancing panel?

You can use our search tool or you can pop into your high street bank branch in Knaresborough. the probability is that they will be in a position to list some approved conveyancing solicitors in Knaresborough