Our Knaresborough lawyer has discovered a difference when comparing the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My wife and I are buying a apartment in Knaresborough. I might seem paranoid but how we can trust a lawyer? On completion day we have to send funds into their account. What is the protection 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.

My stepmother advised me that in purchasing a property in Knaresborough there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

There are a number of properties in Knaresborough which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Knaresborough should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We have a mortgage agreed in principle with Aldermore. Knaresborough conveyancing solicitors are appointed. How long does it take for Aldermore to issue the offer to the conveyancer?

Some lenders take longer than others. Have Aldermore completed the survey? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Knaresborough is where the house is located. Can you shed any light on this issue?

Flying freeholds in Knaresborough are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Knaresborough you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Knaresborough may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Is it possible to transfer to a new conveyancer as I need to instruct one who is on the Godiva Mortgages Ltd conveyancing list. I was using a local conveyancing solicitor in Knaresborough round the corner but she is not accepted by Godiva Mortgages Ltd

It would be our pleasure to assist you find a conveyancing solicitor in Knaresborough on the Godiva Mortgages Ltd panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Knaresborough. Using the find a conveyancing solicitor tool on this website, you can scrutinise fees for conveyancing solicitors in Knaresborough and throughout England and Wales.

I am employed by a busy estate agent office in Knaresborough where we have experienced a few flat sales put at risk due to short leases. I have been given inconsistent advice from local Knaresborough conveyancing firms. Can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the buyer?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

I invested in buying a ground floor flat in Knaresborough, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Knaresborough with a long lease are worth £181,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2074

With 50 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.