I decided to go with a high street firm for our conveyancing in Kirkbymoorside recently. After carefully reading the official terms of business I seeI am responsible for charges even if the movefalls through. Should I go with them or choose a web based solicitor practice advertising no-sale-no-fee conveyancing in Kirkbymoorside?

It is usually ‘give and take’ in that if "No Completion No Fee" is advertised then the fee levels will tend to be be uplifted to offset those cases that fail to complete. Do bear in mind that such promotions rarely protect you from disbursements by way of example Kirkbymoorside conveyancing search expenses.

How up to date is your search tool for Kirkbymoorside conveyancing solicitors on the Co-operative conveyancing panel? Do Co-operative send you an updated list?

Kirkbymoorside conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.

I have justfound out that Action Conveyancing have closed. They carried out my conveyancing in Kirkbymoorside for a purchase of a leasehold flat 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The quickest method to see if the premises is registered to you, you can carry out 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 Kirkbymoorside conveyancing specialists.

I decided to have a survey done on a property in Kirkbymoorside ahead of retaining solicitors. I have been told that there is a flying freehold element to the property. Our surveyor advised that some banks will refuse to give a loan on this type of house.

It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Kirkbymoorside. Conveyancing will be smoother if you use a solicitor in Kirkbymoorside especially if they are accustomed to such properties in Kirkbymoorside.

Do you have any top tips for leasehold conveyancing in Kirkbymoorside with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Kirkbymoorside can be bypassed where you instruct lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the purchasers’ lawyers.
If you have carried out any alterations to the property would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Kirkbymoorside leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence from the Landlord consenting to such changes. Should you dont have the consents to hand do not contact the landlord without checking with your lawyer in the first instance. You may think that you are aware of the number of years remaining on your lease but you should double-check via your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. In the circumstances it is essential at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. Some Kirkbymoorside leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual 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 actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

I own a 1st floor flat in Kirkbymoorside, conveyancing was carried out in 2005. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Kirkbymoorside with an extended lease are worth £185,000. The ground rent is £65 invoiced every year. The lease expires on 21st October 2085

With only 60 years remaining on your lease the likely cost is going to span between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.