I am need of leasehold conveyancing for an apartment in a relatively new development (seven years old) in Filey. Almost all the properties are already sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Filey?

If you getting a mortgage, your lender will need some (many) of the searches so you'll have no choice. If not, then Filey conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to another solicitor for your conveyancing in Filey.

In reading mumsnet.com for a high-quality solicitor in Filey, most say that I should instruct a CQS accredited solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Filey is one of the numerous areas in England and Wales where there are CQS solicitors.

Have purchased a a semi-detached house in Filey , how long will it take for the Land Registry to register my title? My Filey conveyancing solicitor works at snail pace, so I want to check that my purchase is registered.

There is nothing unique about conveyancing in Filey registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present in the region of 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Historically registration occurs once the buyer is living at the property therefore an expedited registration is not typically primary concern but where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

What does commercial conveyancing in Filey cover?

Filey conveyancing for business premises incorporates a wide range of advice, provided by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

Do you have any advice for leasehold conveyancing in Filey with the intention of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Filey can be reduced if you get in touch lawyers the minute your agents start marketing the property and request that they start to put together the leasehold information needed by the buyers’ conveyancers.
If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Organising a duplicate share certificate can be a lengthy formality and slows down many a Filey conveyancing deal. If a duplicate share certificate is required, you should approach the company officers or managing agents (where relevant) for this as soon as possible. Some Filey leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Filey leases often stipulate that internal structural alterations or installing wooden flooring require a licence issued by the Landlord approving such works. Should you dont have the paperwork in place do not contact the landlord without contacting your lawyer first. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to ongoing.

I am the registered owner of a 1 bedroom flat in Filey, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Filey with a long lease are worth £265,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2102

With 76 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.