My brother-in-law has suggested I instruct a conveyancing solicitor in Bedale. I need to find out if they are accepted on the Godiva Mortgages Ltd conveyancing panel. Can you advise?

The first thing to do is call the conveyancer and enquire if they are on the lender panel. Otherwise please call Godiva Mortgages Ltd who may be able to confirm.

Do I need to take out insurance to address the risk of chancel repairs when purchasing a property in Bedale?

Unless a previous purchase of the property completed after 12 October 2013 you could take it that lawyers carrying out conveyancing in Bedale to continue to propose a a chancel search and or chancel repair liability policy.

I am looking for a flat up to £305k and identified one round the corner in Bedale I like with open areas and transport links nearby, the downside is that it only has 49 years on the lease. There is not much else in Bedale suitable, so just wondered if I would be making a grave error acquiring a short lease?

If you need a mortgage the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Can you offer any advice when it comes to choosing a Bedale conveyancing firm to deal with our lease extension?

If you are instructing a property lawyer for lease extension works (regardless if they are a Bedale conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Bedale conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:

How experienced is the practice with lease extension legislation? Can they put you in touch with clients in Bedale who can give a testimonial?

I invested in buying a studio flat in Bedale, conveyancing was carried out in 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Bedale with a long lease are worth £179,000. The ground rent is £65 yearly. The lease terminates on 21st October 2082

With just 57 years unexpired we estimate the premium for your lease extension to span between £26,600 and £30,800 plus professional fees.

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 detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

What is the best way to find the right lawyer for my conveyancing in Bedale ?

First ask the people you trust they would would seek assistance from. Option 2 is to look on the internet for conveyancing in Bedale. Telephone a couple or more firms from the list and ask them to email you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you make your choice. Option 3 is to make use of this site to assist you in finding the right solicitors taking into account your unique requirements including location,speed, complexity and who the proposed lender is.Do not be fooled by lowest cost conveyancing solicitors in Bedale