Unfortunately I am unable to travel far from Great Ayton. Can you please spell out why all Great Ayton solicitors aren't automatically on all bank panels?

Banks tend to restrict either the type or the number of conveyancing firms on their approved list of lawyers. Frequent examples of such criteria being that a organisation is required to have at least two partners. In addition to restricting the nature of firm, some building societies made a decision to restrict the size of their panel they use to represent them. It is worth noting that banks have no accountability for the standard of advice supplied by any Great Ayton conveyancing practitioner on their approved list. Increases in mortgage fraud was a key driver in the rationalisation of solicitor panels in the last decade even though there are opposing thoughts about the extent of solicitor involvement in some of that fraud. Data from HMLR indicates that thousands of conveyancing organisations only carry out one or two conveyances a year. Those advocating conveyancing panel pruning ask why conveyancing firms deserve any entitlement to remain on a lender panel when clearly property law is not their speciality?

The estate agent has sent us the confirmation of our purchase of a new build apartment in Great Ayton. 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 conveyancing.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Great Ayton

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

I am looking for a ground for flat up to £245,000 and found one close by in Great Ayton I like with a park and transport links in the vicinity, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Great Ayton suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you need a mortgage that many years may be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.

Given that I will soon spend £400,000 on a garden flat in Great Ayton I wish to have a conversation with the conveyancer regarding thehome move in advance of appointing the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor who will be carrying out your conveyancing in Great Ayton.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Great Ayton should be the amount on the final invoice that you end up paying.

Why is it not possible to complete my conveyancing in Great Ayton on a bank holiday?

Because on completion the money will pass between the banks of the purchaser and seller's conveyancing practitioner and currently this can only occur on a working day. It is not possible to complete on a weekend either.