I am looking to buy a flat and need a conveyancing solicitor in Wilberfoss who is on the Bank of Ireland approved. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Wilberfoss. We dont recommend any particular firm.

I purchased my house on 12 April and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Wilberfoss expressed confidence that it would be dealt with in a couple of weeks. Are properties in Wilberfoss uniquely lengthy to register?

As far as conveyancing in Wilberfoss is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can differ depending on the party submitting the application, whether there are errors and if the Land registry have to notify any 3rd parties. Currently approximately three quarters of submission are completed in less than three weeks but some can be subject to extensive hold-ups. Historically registration occurs once the purchaser is living at the property so 'speed' is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.

What tools are available to search for a Wilberfoss law firm on the TSB conveyancing panel? I have wheels and am happy to travel upto 20miles to meet the lawyer.

Feel free to make use of the tool on this page. Please choose the bank and your location and you will see a number of Wilberfoss conveyancing lawyers locally. We have detailed some Wilberfoss conveyancing firms towards the end of this page and you can ring them to verify whether they are on the TSB panel

My husband and I are first time buyers - had an offer accepted, but the property agent has warned us that the seller will only go ahead if we appoint their chosen solicitors as they are insisting on a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Wilberfoss

We suspect that the owner is unaware of this requirement. If they desire ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Try to communicate with the vendors directly and make the point that (a)you are motivated buyers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)however you are going to instruct your own,trusted Wilberfoss conveyancing lawyers - rather thanthe ones that will earn the estate agent a commission or hit his conveyancing targets pre-set by senior management.

I am in need of some leasehold conveyancing in Wilberfoss. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.

If the lease is recorded at the land registry - and almost all are in Wilberfoss - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I purchased a split level flat in Wilberfoss, conveyancing was carried out in 2005. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Wilberfoss with an extended lease are worth £186,000. The ground rent is £55 yearly. The lease expires on 21st October 2074

You have 53 years remaining on your lease the likely cost is going to span between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.