My husband and I are nearing an exchange on a house in North Ferriby and my parents have sent the ten percent deposit to my lawyer. I am now told that as the deposit has not come from me my conveyancer needs to disclose this to my bank. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I advised the lender about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your conveyancer is duty bound to check with lender to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.

What happens if my solicitor is removed from the Lloyds Solicitor panel ahead of completing my conveyancing in North Ferriby?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I used Arc property Solicitors several years past for my conveyancing in North Ferriby. I now require my papers however the law firm has closed. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in North Ferriby of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

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 straight forward, no chain conveyancing. North Ferriby is the location of the property. Can you offer any opinion?

Flying freeholds in North Ferriby are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Ferriby you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North Ferriby may decide 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 premises.

What are your top tips when it comes to appointing a North Ferriby conveyancing firm to carry out our lease extension conveyancing?

When appointing a property lawyer for your lease extension (regardless if they are a North Ferriby conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with several firms including non North Ferriby conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:

How experienced is the practice with lease extension legislation? If the firm is not ALEP accredited then what is the reason?

I own a 2 bed flat in North Ferriby, conveyancing formalities finalised in 2006. How much will my lease extension cost? Comparable flats in North Ferriby with an extended lease are worth £265,000. The ground rent is £50 per annum. The lease expires on 21st October 2098

With only 75 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.