I am selling my flat in Trimdon. Will my lawyer have to be required to be on the Yorkshire BS conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

I am purchasing a new build house in Trimdon with a loan from Platform Home Loans Ltd. The builders would not move on the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not reveal to my solicitor about the side-deal as it could affect my loan with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are 14 days into a residential purchase having been referred to a firm by the estate agent to execute conveyancing in Trimdon. I am not happy. Can you you assist me in finding new conveyancers?

They would need to be really bad to suggest replacing them. Has your mortgage been generated? If so you will need to make them aware of the new lawyer and get the mortgage documents are issued to the new lawyers. Your new conveyancer needs to be on the banks approved list to avoid supplemental costs and frustration. So that should be your first question of the new conveyancers. The search tool will assist you in finding a bank approved solicitor for your home move in Trimdon

My wife and I purchased a leasehold flat in Trimdon. Conveyancing and Santander mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Trimdon who acted for me is not around. Any advice?

First contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Trimdon conveyancing firm to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I am the registered owner of a split level flat in Trimdon, conveyancing having been completed in 2004. How much will my lease extension cost? Corresponding flats in Trimdon with over 90 years remaining are worth £181,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2075

You have 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

Myself and my fiance have recently had an offer agreed on a house and had meeting on Friday with Nationwide for the mortgage. They warned us that when it comes to appointing a property lawyer that if they are not on their approved panel of property lawyers then we will have to pay out a further charge of £250+. This is is due to the fact that they will then have to select a conveyancer to act for them in addition to the one we choose to act for ourselves and we assume responsibility for their invoice. I have requested Nationwide to supply me with a list so I can obtain estimates only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is their an easier way of going about this?

Ask Nationwide what their panel criteria is for a solicitor.Thereafter ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on mortgages for Nationwide in the past. If the answer to those is yes, then just double check with Nationwide. Alternatively please utilise our search facility and we may be able to identify a conveyancing practitioner in Trimdon on the panel for Nationwide.