My IFA has requested my Yarm On Tees law firm’s panel member for the Nat West conveyancing panel. How do I discover this. I have tried my local Yarm On Tees office but they have not responded to me.

Have you tried calling your Yarm On Tees lawyer about this?. Most Yarm On Tees law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.

I am soon to complete on the purchase of a house in Yarm On Tees but as a result of wreckage from the recent storms I have was able negotiate compensation from the seller of six thousand pounds by way of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process yet Lloyds will not permit this. Should they have been involved?

The lawyer being on a Lloyds approved list is obliged to advise Lloyds of any amendments to the purchase price. If you prohibit your conveyancing practitioner to disclose the price change to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new property lawyer for your conveyancing in Yarm On Tees.

Can I use your services to locate a Conveyancing solicitor in Yarm On Tees even if I’m not buying or disposing of a house, for instance where I want to acquire a shop in Yarm On Tees with a mortgage from Bank of Ireland?

Our comparison service is predominantly utilised to locate domestic conveyancing solicitors in Yarm On Tees but we have set out at the end of this page a selection of Yarm On Tees commercial conveyancing firms. You should speak with the solicitors directly to establish if they can also act for Bank of Ireland

Do you have any advice for leasehold conveyancing in Yarm On Tees from the perspective of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Yarm On Tees can be reduced where you instruct lawyers as soon as you market your property and ask them to collate the leasehold documentation which will be required by the purchasers’ representatives.
If there is a history of conflict with your freeholder or managing agents it is very important that these are resolved before the property is marketed. The buyers and their solicitors will be reluctant to purchase a flat where a dispute is ongoing. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than ongoing. Some Yarm On Tees leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying 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 lawyers. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share document. Obtaining a replacement share certificate is often a time consuming formality and frustrates many a Yarm On Tees conveyancing transaction. If a new share is necessary, you should approach the company officers or managing agents (where applicable) for this sooner rather than later.

I own a split level flat in Yarm On Tees, conveyancing formalities finalised May 2005. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Yarm On Tees with an extended lease are worth £221,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2096

You have 70 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.

My husband and I are purchasing a ground floor flat in Yarm On Tees. When we first instructed property lawyer, they said that they were on all major UK bank panels. The financial adviser contacted us yesterday to advise that they are not on the Yorkshire BS approved list. Should that be true, what should we do? Should we simply find a new conveyancer that is on their panel or should we cover the costs for separate representation, with Yorkshire BS appointing their own preferred property lawyer.

Where you are acquiring a property requiring a mortgage it is normal for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's list of approved lawyers. An application has to be made by the solicitor to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to satisfy. Some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should call Yorkshire BS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Yorkshire BS's conveyancing panel as you are at liberty to use your preferred Yarm On Tees lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.