As a first time buyer what is the most important number one tip you can impart regarding purchase conveyancing in Wilberfoss?

You may not hear this from too many lawyers but conveyancing in Wilberfoss and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of room for friction between you and other parties involved in the home moving process. For instance, the vendor, property agent and sometimes your lender. Choosing a law firm for your conveyancing in Wilberfoss an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to act in your best interests and to keep you safe.

Every so often a third party with a vested interest may attempt to persuade you that you should follow their advice. For example, the selling agent may claim to be helping by suggesting your lawyer is dragging his heels. Or your financial adviser may advise you to do take action that is against your conveyancers advice. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

I am considering mortgaging my home in Wilberfoss, does my lawyer need to be on the Co-operative Solicitor panel?

In theory, you could use a solicitor that is not on the Co-operative conveyancing panel, but Co-operative would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

It has been 3 months since my purchase conveyancing in Wilberfoss completed. I have checked the Land Registry site which shows that I paid £150,000 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 property 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.

I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Wilberfoss is the location of the property. Can you shed any light on this issue?

Flying freeholds in Wilberfoss are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wilberfoss you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wilberfoss may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am on look out for some leasehold conveyancing in Wilberfoss. Before diving in I want to be sure as to the number of years remaining on the lease.

If the lease is recorded at the land registry - and 99.9% are in Wilberfoss - then the leasehold title will always include the basic details 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 own a split level flat in Wilberfoss, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Wilberfoss with an extended lease are worth £165,000. The ground rent is £50 yearly. The lease expires on 21st October 2097

With only 77 years unexpired we estimate the premium for your lease extension to be between £7,600 and £8,800 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 cannot give you a more accurate figure in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.