Having been suggested to visit your service we were about to appoint conveyancing solicitor in Goole found using your comparison tool but stumbled across some other estimates on the internet seem cheaper – how come?

There are many firms of conveyancing organisations advertising theoretically looks to be very low prices. We suggest that you think long and hard about how much you respect your own move to you are willing to take 'cheap' risks with regard to the quality of the conveyancing. Some embed fees well inside the terms and conditions. The conveyancers that we put forward for conveyancing in Goole will notdo this.

We're in Goole, FTBs purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I am intent on selling our home in Goole and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Goole lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Goole. Having lived in Goole for many years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

My husband and I are FTB’s - had an offer accepted, yet the selling agent told us that the vendor will only move forward if we instruct the agent's chosen conveyancers as they need a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Goole

It is highly unlikely the owners are driving this. Should the vendor want ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your preferred Goole conveyancing firm - not the ones that will earn their estate agent a introducer fee or meet his conveyancing thresholds set by head office.

I am tempted by the attractive purchase price for a couple of flats in Goole which have approximately 50 years unexpired on the lease term. Do I need to be concerned?

There are no two ways about it. A leasehold apartment in Goole is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the value of the property. The majority of purchasers and banks, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Goole conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a 2 bed flat in Goole, conveyancing having been completed in 1999. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Goole with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2095

You have 70 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.