What does a local search tell me concerning the property my wife and I buying in Robin Hoods Bay?

Robin Hoods Bay conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search is essential in every Robin Hoods Bay conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.

I am purchasing my first flat in Robin Hoods Bay benefiting from help to buy. The sellers would not budge the price so I negotiated £7000 of additionals instead. The property agent told me not to tell my conveyancer about this deal as it could jeopardize my loan with the bank. Is this normal?.

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.

How do I identify a Robin Hoods Bay law firm on the HSBC Bank conveyancing panel? I have wheels and am happy to travel upto 25kilometers to meet the lawyer.

You can use the tool on this page. Please pick a lender and your location and you will see a number of Robin Hoods Bay conveyancing lawyers locally. We have detailed some Robin Hoods Bay conveyancing firms towards the end of this page and you can contact them to check if they are on the HSBC Bank member panel

My partner has encouraged me to use his conveyancers in Robin Hoods Bay. Should I use them?

Much as we are happy to recommend a Robin Hoods Bay conveyancing lawyer it’s preferable to find a conveyancing solicitor is to have recommendations from friends or family who have actually experience in using the conveyancer you're are thinking of instructing.

Can you provide any advice for leasehold conveyancing in Robin Hoods Bay from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Robin Hoods Bay can be bypassed if you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the buyers’ representatives.
If you hold a share in a the Management Company, you should ensure that you are holding the original share document. Organising a re-issued share certificate can be a time consuming process and delays many a Robin Hoods Bay conveyancing transaction. If a duplicate share is necessary, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. Some Robin Hoods Bay leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 75 years. It is therefore important at an early stage that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.

I am the registered owner of a basement flat in Robin Hoods Bay, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Robin Hoods Bay with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2076

You have 51 years unexpired we estimate the price of your lease extension to be between £30,400 and £35,200 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.