I have an AIP. The bank mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel lawyer as I would much rather use a Wilberfoss based conveyancing firm?

You should check but the the likelihood is that allocate you one of their panel lawyers if you want the "fee-free" deal. Contact the lender and see if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Wilberfoss.

This question may be naive but I am unseasoned as FTB of a garden flat in Wilberfoss. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Wilberfoss?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s solicitors, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.

I was told four weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Wilberfoss is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.

Skipton have agreed my mortgage in principle, my bid on a apartment in Wilberfoss has been accepted, what happens next?

Your estate agent will wish to be informed of your conveyancer's details (ensure that the lawyers are on the lender’s approved list). Contact Skipton or your broker and finish off any outstanding paperwork. Skipton will instruct a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Skipton will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wilberfoss.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Wilberfoss is where the house is located. What do you suggest?

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 would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wilberfoss may ascertain 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.

In sourcing the web for the term on line conveyancing in Wilberfoss it reveals many solicitorsin the vicinity. With so much choice what is the best way to find the right solicitor for me?

The preferential method of finding a suitable conveyancer is through a trusted referral, so seek the opinion of friends and those you trust who have purchased a property in Wilberfoss or a local estate agent or financial adviser. Fees for conveyancing in Wilberfoss vary, so it's a good idea to request a minimum of three quotes from different conveyancers. Make sure that you know that the fees are fixed.

Having had my offer accepted I require leasehold conveyancing in Wilberfoss. Before diving in I require certainty as to the number of years remaining on the lease.

Assuming the lease is registered - and 99.9% 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 bought a studio flat in Wilberfoss, conveyancing was carried out in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Wilberfoss with an extended lease are worth £171,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2098

With only 79 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.