is it true that all Driffield solicitor firms on the Principality conveyancing panel are overseen by the SRA?

As solicitors, in order to be on the Principality conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.

I am expecting a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Driffield solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Driffield solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I am due to exchange contracts on my flat. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Yorkshire BS are being problematic. The Driffield solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

What will a local search tell me about the house we're buying in Driffield?

Driffield conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search plays a central part in most Driffield conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications relevant 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 subject headings.

Have purchased a a detached house in Driffield , What is the estimated time for the Land Registry to record my ownership? My Driffield conveyancing solicitor has been painfully slow, so I want to be certain that my name is registered.

There is nothing unique when it comes to conveyancing in Driffield registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. At present roughly 80% of such applications are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration is effected after the buyer has moved in to the property thus an expedited registration is not typically an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.

About to purchase a new build flat in Driffield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Driffield

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Having had my offer accepted I require leasehold conveyancing in Driffield. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and almost all are in Driffield - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a leasehold flat in Driffield, conveyancing was carried out 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Driffield with over 90 years remaining are worth £207,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease finishes on 21st October 2080

With just 57 years remaining on your lease the likely cost is going to range between £28,500 and £33,000 plus professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.