I am purchasing a property for cash in North Cave. I have been living for the last twelve years in North Cave. Conveyancing searches are expensive. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

If you not getting a home loan, then all but one or two of the North Cave conveyancing searches are optional. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches carried out, but he is duty bound to do this. One thing to take into account; if you are going to dispose of the house one day, it will likely be be of interest to your prospective buyer what the searches reveal. Sometimes properties with apparent issues can still show up detrimental search results. A good conveyancing solicitor in North Cave should provide you some practical advice concerning this.

We wanted to use a property lawyer in North Cave for our home move. Our financial adviser has since notified us that our mortgage lenders Clydesdale won't deal with them. Why is this not regarded as unduly restrictive?

Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all North Cave conveyancing firms would have been on many bank panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many North Cave conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. North Cave is amongst the many locations where the conveyancers showing on our search results are are authorised to act for Clydesdale.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. North Cave is the location of the property. Is there any advice you can impart?

Flying freeholds in North Cave are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in North Cave you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Cave may determine 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 residence.

I am looking for a conveyancing solicitor in North Cave for my purchase. Can I review a solicitor's complaints history with the legal regulator?

Anyone may read published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may recorded call for training purposes.

I am employed by a busy estate agency in North Cave where we have witnessed a few leasehold sales jeopardised as a result of short leases. I have been given conflicting advice from local North Cave conveyancing firms. Could you clarify whether the seller of a flat can initiate the lease extension process for the buyer?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord 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 buyer.

I purchased a 2 bed flat in North Cave, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in North Cave with a long lease are worth £222,000. The ground rent is £50 yearly. The lease expires on 21st October 2094

With just 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.