Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in North Yorkshire so that I can attend their offices if required.

As opposed to twenty years ago, the vast majority banks no longer require their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still manifest advantages to using a local practitioner, in your situation a conveyancing solicitor in North Yorkshire.

Due to the advice of my in-laws I had a survey completed on a property in North Yorkshire ahead of appointing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some banks will refuse to give a mortgage on a flying freehold home.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in North Yorkshire. Conveyancing may be slightly more expensive based on your lender's requirements.

I need to retain a conveyancing solicitor for freehold conveyancing in North Yorkshire. I've discover a web site which looks to be the ideal offering If there is a chance to get all the legals completed via web that would be ideal. Should I be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am intending to rent out my leasehold apartment in North Yorkshire. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

Some leases for properties in North Yorkshire do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I own a ground floor flat in North Yorkshire, conveyancing was carried out in 2003. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in North Yorkshire with an extended lease are worth £191,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2078

You have 53 years left to run we estimate the price of your lease extension to range between £27,600 and £31,800 plus professional fees.

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 without more comprehensive 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 want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

My son is just in the process of moving home, he had his mortgage in principle. When the offer was accepted on house we rang the building society to move forward with his. I was shocked to learn that banks do not accept all solicitor, they need to be on their approved list, is this correct?

Lenders tend to restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any North Yorkshire conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.