We decided to go with a Armthorpe based lawyer for our conveyancing in Armthorpe today. Reviewing the Terms and Conditions it is apparent thatI am on the hook for fees even if the movedoes not happen. Should I ditch them and select a web based lawyer who offer no-sale-no-fee conveyancing in Armthorpe?

It is usually ‘give and take’ in that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be higher to cover the cases that do not go ahead. Please beware that these deals rarely protect you from expenses e.g. Armthorpe conveyancing search fees.

I am purchasing a flat and require a conveyancing solicitor in Armthorpe who is on the Bank of Scotland approved. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Armthorpe. We dont recommend any particular firm.

I have justbecome aware that Action Conveyancing have closed. They conducted my conveyancing in Armthorpe for a purchase of a freehold house 12 months ago. How can I check that the property is in my name in the name of the previous owner?

The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Armthorpe conveyancing specialists.

I am purchasing a new build house in Armthorpe with a mortgage from Coventry Building Society. The sellers would not budge the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my conveyancer about the deal as it could jeopardize my loan with the lender. Is this normal?.

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.

Can you provide any top tips for leasehold conveyancing in Armthorpe from the perspective of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Armthorpe can be avoided where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers.
If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unresolved. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Armthorpe state that internal structural alterations or laying down wooden flooring require a licence from the Landlord acquiescing to such changes. If you dont have the paperwork to hand you should not contact the landlord without contacting your conveyancer in the first instance. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 80 years. In the circumstances it is important at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a duplicate share certificate can be a lengthy formality and frustrates many a Armthorpe conveyancing transaction. If a duplicate share is required, you should approach the company director and secretary or managing agents (where relevant) for this as soon as possible.

I invested in buying a 2 bed flat in Armthorpe, conveyancing having been completed in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Armthorpe with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2096

You have 71 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.