Just contacted my conveyancing solicitor in Bedale who completed the legal work two years ago asking for a conveyancing costs illustration based on the same type of house move (a leasehold premises and a freehold premises) of almost identical values with a mortgage from Virgin Money. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for a cheaper online firm of conveyancing solicitor?

The estimate fees appear a little high. If you are willing to invest time scrutinising prices you might reduce the fees marginally by as much as £100 plus VAT. On the other hand, assuming were happy with the assistance the firm gave you couldlive to regret opting for an an unknown solicitor. Don't forget to ensure that the firm can act for Virgin Money. You can use our search tool to find a Bedale conveyancing firm on the Virgin Money conveyancing panel, which can often include conveyancing solicitors in Bedale.

I purchased a freehold premises in Bedale but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Bedale and has limited impact for conveyancing in Bedale 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 many centuries, but the Rent Charge Act 1977 barred the generation 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 post 2037 will be dispensed with completely.

My lawyer has informed me that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Bedale?

The right level of breach of easement indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

When it comes to lenders such as Skipton, do Bedale conveyancers face an annual charge to be on the list of approved solicitors?

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

We are getting a further advance on our mortgage from Nationwide as we intend to carry out improvements to our property in Bedale. Are we obliged to choose a nearby Bedale solicitor on the Nationwide conveyancing panel to handle the legals?

Nationwide would not normally require a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.

Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Bedale is the location of the property. Can you shed any light on this issue?

Flying freeholds in Bedale are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bedale you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bedale may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am using a search engine for the words on line conveyancing in Bedale it shows results of many property lawyerslocally. How do I determine which is the suitable conveyancing solicitor for me?

The preferential method of seeking a suitable conveyancer is via trusted testimonial, so seek the counsel of friends and those you trust who have acquired a property in Bedale or the local estate agent or mortgage broker. Fees for conveyancing in Bedale differ, so it's a good idea to secure at least four fee estimates from varying types of solicitors. Make sure that you know that the costs are guaranteed not to rise.