My wife and I are buying a apartment in Ingleby Barwick. It might be a silly question but how we can trust a solicitor? On completion day we will need to send funds into their account. What protection do we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We previously appointed conveyancing lawyers locally in Ingleby Barwick on the Co-operative solicitor approved list. They are now charging me an additional sum for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?

Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not set by Co-operative but by your Ingleby Barwick conveyancer. Plenty of firms on the Co-operative panel will levy ’dealing with mortgage’ fee and others do not.

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 purchaser’s mortgage company, Nationwide are being problematic. The Ingleby Barwick solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 can a local search inform me concerning the property my wife and I purchasing in Ingleby Barwick?

Ingleby Barwick conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search is essential in every Ingleby Barwick conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable 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 thirteen subject areas.

I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Ingleby Barwick for a purchase of a freehold house 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?

The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ingleby Barwick conveyancing specialists.

I am in need of some leasehold conveyancing in Ingleby Barwick. Before I set the wheels in motion I want to be sure as to the remaining lease term.

Assuming the lease is recorded at the land registry - and 99.9% are in Ingleby Barwick - then the leasehold title will always include the basic details 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 acquired a studio flat in Ingleby Barwick, conveyancing having been completed 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Ingleby Barwick with a long lease are worth £227,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2096

You have 72 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.

Should one remove a deceased person's name from the title deeds for a property in Ingleby Barwick?

If a Ingleby Barwick property is co-owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a sale you would just be required to supply proof as to the reason the joint owner is missing from the conveyance, ordinarily this takes the form of a grant of probate.

With the aim of making the sale conveyancing smoother in the future you can arrange to have the deceased name removed from the title register by applying to the land registry with evidence of the death. There is no land registry fee payable.