I am hoping to receive a mortgage offer from Nat West. I intend to employ the services of a Licensed Conveyancer in Riding Mill. Does the Nat West Solicitor panel include Licensed Conveyancers?

The Nat West approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

four months have elapsed following my purchase conveyancing in Riding Mill concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

What tools are available to search for a Riding Mill law firm on the Barclays conveyancing panel? I am a keen cyclist and am happy to travel upto 10kilometers to meet the solicitor.

You can use the facility on this page. Please choose the bank and your location and you will see a number of Riding Mill conveyancing lawyers based on proximity. We have detailed some Riding Mill conveyancing firms towards the end of this page and you can call them to see whether they are on the Barclays panel

We're first time buyers - had an offer accepted, but the estate agent informed us that the vendor will only go ahead if we instruct their chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer who is accustomed to conveyancing in Riding Mill

We suspect that the owner is not behind this request. Should the seller want ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)but you are going to use your own,trusted Riding Mill conveyancing lawyers - not the ones that will earn the estate agent a referral fee or hit his conveyancing targets demanded by corporate headquarters.

I've recently bought a leasehold flat in Riding Mill. Do I have any liability for service charges relating to a period prior to completion of my purchase?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I invested in buying a leasehold flat in Riding Mill, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Riding Mill with an extended lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease runs out on 21st October 2084

With 59 years left to run we estimate the price of your lease extension to range between £20,900 and £24,200 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 cannot give you the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.