Please help - my lawyer advises that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Gamston?

The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Yorkshire Building Society and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such insurances.

I'm the sole recipient of my late mum's will with all property in now in my sole name, including the house in Gamston. The Gamston property was put into my name in September. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as though I had purchased the property in September. Will no one buy the property for half a year?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the bank as this obligation is primarily there to capture subsales or the flipping of property.

We are getting the release of further monies on our mortgage from Clydesdale as we intend to conduct alterations to our property in Gamston. Do we need to appoint a high street Gamston solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale would not normally instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

Is it possible to transfer to a new firm as I need to retain one who is on the Skipton Building Society conveyancing panel. I had appointed a high street conveyancing solicitor in Gamston five minutes from me but he is not approved by Skipton Building Society

We will our best to assist in finding you a conveyancing solicitor in Gamston on the Skipton Building Society panel. Please note that the law firms that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Gamston. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Gamston.

I have been sourcing a conveyancing solicitor in Gamston for my home move. Is there any facility to check a solicitor's complaints history with the legal regulator?

Members of the public can find documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training requirements.

I only have 72 years unexpired on my flat in Gamston. I need to extend my lease but my freeholder is absent. What options are available to me?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to track down the freeholder. In some cases a specialist should be helpful to try and locate and prepare an expert document to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Gamston.

I acquired a basement flat in Gamston, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Gamston with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease expires on 21st October 2084

You have 59 years unexpired the likely cost is going to span between £20,900 and £24,200 plus legals.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously 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.

Is it true that a Gamston conveyancing practice has court proceedings brought against them by a client for failing to conduct the appropriate conveyancing searches?

We are not aware of such a Gamston conveyancing matter but it has been reported that, a couple purchasing a property elsewhere in England successfully won a claim against their solicitor due to development plans to build a wind farm not being identified in conveyancing searches.

If you are purchasing in Gamston It is essential that your lawyer purchase all Gamston conveyancing searches needed to ensure you have accurate and current information ahead of acquiring a home in Gamston.