We note that you have a post code search directory identifying law firms on the Coventry BS conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Riding Mill?

We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Riding Mill.

We are buying a property in Riding Mill. It might be a silly question but how we can trust a conveyancer? At some point we have to put our life savings into their account. What is the protection we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I am selling my apartment. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Riding Mill solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have finally had an offer on an apartment in Riding Mill agreed to, but there is a chain. The owners have put an offer on a flat, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a high street conveyancing solicitor in Riding Mill. What do I do now? At what stage should I apply for the mortgage with Santander?

It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Riding Mill conveyancing search costs, etc). First, you must ensure that your property lawyer is on the Santander approved list. Concerning the subsequent steps this very much depends on the specifics of your case, attraction to the property and on the state of the market. During a hot market the majority of home buyers would apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they pay their solicitor to proceed with the conveyancing in Riding Mill.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Riding Mill is where the house is located. What do you suggest?

Flying freeholds in Riding Mill are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Riding Mill you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Riding Mill 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 premises.

I wish to sublet my leasehold flat in Riding Mill. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

The lease governs the relationship between the freeholder and you the flat owner; in particular, it will indicate if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Riding Mill do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

I acquired a 1st floor flat in Riding Mill, conveyancing was carried out March 2006. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Riding Mill with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2092

With only 67 years remaining on your lease we estimate the price of your lease extension to span between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

Can a conveyancer remove a person from the title of my home in Riding Mill ?

Removing or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a property lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancer