I was recommended to a lawyer who has given a fee estimate £1400 for no sale no fee conveyancing in Ripon. I am hoping to downsize from a purpose built property for £250,000. This sounds overpriced. Is it above the norm for conveyancing in Ripon?

The estimate does seem a tad overpriced. If you shop around you could decrease the fees slightly by say a hundred pounds. That being said, you couldcome to regret opting for an a cheaper conveyancer. Remember to ensure the solicitor can represent your lender. Do use our search tool to find a Ripon conveyancing practice on the banks approved list of lawyers which can often include conveyancing solicitors in Ripon.

I am buying a new build flat in Ripon. Can I do my own conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Ripon you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ripon.

I decided to have a survey carried out on a house in Ripon before instructing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some banks may not grant a mortgage on such a home.

It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ripon. Conveyancing will be smoother if you use a solicitor in Ripon especially if they are familiar with such properties in Ripon.

We're first time buyers - had an offer accepted, yet the estate agent informed us that the vendor will only issue a contract if we appoint the agent's chosen solicitors as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer with experience of conveyancing in Ripon

We suspect that the owner is not behind this demand. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Ripon conveyancing lawyers - not the ones that will give the estate agent a referral fee or meet his conveyancing thresholds set by HQ.

Do you have any advice for leasehold conveyancing in Ripon from the point of view of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Ripon can be avoided if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ representatives.
The majority of freeholders or Management Companies in Ripon charge for supplying management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Ripon. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Ripon state that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord approving such changes. Should you fail to have the consents to hand do not communicate with the landlord without contacting your solicitor in advance. A minority of Ripon leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers.

I purchased a basement flat in Ripon, conveyancing having been completed 3 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Ripon with a long lease are worth £191,000. The ground rent is £55 per annum. The lease runs out on 21st October 2073

You have 54 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.