My partner and I are acquiring our first home. The conveyancing practitioner has texted usto ask if we wish to purchase extra conveyancing searches. As novices we have no idea as to what's recommended for conveyancing in Driffield

The scope of Driffield conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your familiarity of the region and risks, your general appetite to risk. What is important is that you properly appreciate what information each search could give you. You may then make a decision if you personally think you need that information. Where you are unsure, ask the solicitor to guide you.

We had chosen conveyancing lawyers located in Driffield on the Lloyds solicitor panel. They are now charging me a further sum for the legal aspects of the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not dictated by Lloyds but by your Driffield conveyancer. Some firms on the Lloyds panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.

My partner and I have organised the release of further funds on our mortgage from HSBC as we want to carry out a loft conversion to our house in Driffield. Do we need to choose a local Driffield solicitor on the HSBC conveyancing panel to handle the paperwork?

HSBC would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.

My sealed bid on a detached house in Driffield has been agreed to, but there is a chain. The vendors have put an offer on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have instructed a local conveyancing solicitor in Driffield. What should be my next step? At what stage do I apply for the mortgage with TSB?

It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Driffield conveyancing search charges, etc). First, you must check that your property lawyer is on the TSB approved list. Concerning the subsequent stages this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. During a buoyant market the majority of buyers would apply for a home loan with TSB and pay for the valuation and only if it comes back ok would they ask their property lawyer to move forward with the conveyancing in Driffield.

Have completed on a a terraced house in Driffield , What is the estimated time for the Land Registry to register my ownership? My Driffield conveyancing solicitor has been painfully slow, so I want to be certain the registration is dealt with.

There is nothing unique when it comes to conveyancing in Driffield registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether there are errors and if the Land registry communicate with any third parties. At present approximately three quarters of submission are fully addressed within two weeks but some can be subject to extensive delays. Historically registration takes place after the buyer is living at the premises so 'speed' is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.

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 quick, chain free conveyancing. Driffield is where the house is located. Can you shed any light on this issue?

Flying freeholds in Driffield are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Driffield you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Driffield 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 residence.

We are in the midst of a leasehold sale of a flat in Driffield. Conveyancing lawyers are doing their job but we are being charged a fortune by the freeholder. To date we have issued a cheque for £225 for a leasehold management pack and then a further £118 for answers to queries raised by the purchaser's conveyancer.

You will not have control over the level of the bill for this information however the average fee for the information for Driffield leasehold premises is £360. For Driffield conveyancing deals it is usual for the owner to cover the costs. The freeholder or their agents are under no legal obligation to address such questions most will be content to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no law that mandates capped charges for administrative tasks. Neither is there any legal time limit by which they are required to supply the information.