My wife and I are due to complete buying a house in Ripon but as a consequence of damage from some water damage at the property I have managed to agree recompense from the seller of six thousand pounds in the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement however RBS will not permit this. Why were they informed?

Any solicitor being on a RBS conveyancing panel is obliged to disclose to RBS of any changes to the sale price. If you prohibit your property lawyer to disclose the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new solicitor for your conveyancing in Ripon.

Do conveyancers ask for money on account when it comes to conveyancing in Ripon?

If you are buying a property in Ripon your lawyer will request that you put them with funds to cover the search fees. Ordinarily this is asked for to cover the fees of the conveyancing searches. When the down payment is as part of the total price then this will be needed shortly prior to contracts are exchanged. Any further balance that is due should be sent to your lawyer a couple of days prior to the day of completion.

I am intent on selling our house in Ripon and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A high street Ripon conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Ripon. Having lived in Ripon for many years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

I am buying a new build apartment in Ripon. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ripon

Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I have just appointed agents to market my 2 bed apartment in Ripon.Conveyancing is yet to be initiated however I have just had a yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as usual as all ground rent and service charges should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process