I have given 2 months notice to my current landlord and must vacate my rented apartment in Filey by 14/1/2025. Conveyancing on my purchase is underway. Can I complete in 5 weeks as I wish to avoid having to find temporary accommodation?

It is unwise to serve notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, notify to your lawyer and request that they chase the other lawyers, try to get a realistic time scale from them that everyone will aim to achieve

My wife and I have organised a further advance on our home loan from Nationwide as we wish to carry out improvements to our house in Filey. Are we obliged to choose a nearby Filey solicitor on the Nationwide conveyancing panel to handle the paperwork?

Nationwide do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.

Two weeks ago we had a mortgage agreed in principle with Aldermore. Filey conveyancing practitioners were appointed. How long does it take for Aldermore to forward the offer to the property lawyer?

There is no definitive answer here. Have Aldermore conducted the valuation? Have you informed Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

Yorkshire BS have agreed my home loan in principle, my offer on a property in Filey has been accepted, now what?

The property agent will wish to know who your solicitors are (be sure the conveyancers are on the bank’s approved list). Call up Yorkshire BS or the financial adviser and finalise any appropriate paperwork. Yorkshire BS will instruct a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. Yorkshire BS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Filey.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Filey?

Its becoming the norm that commercial conveyancing solicitors in Filey will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Filey. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Filey.

For each commercial conveyancing transaction in Filey it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Filey commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Filey.

Is it possible to switch conveyancer as I have to instruct a firm on the Halifax conveyancing list. I had appointed a high street conveyancing solicitor in Filey five minutes from me but she is not accepted by Halifax

We will our best to assist in finding you a conveyancing solicitor in Filey on the Halifax panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Filey. In making use of search facility on this website, you can compare costs for conveyancing solicitors in Filey and throughout England and Wales.

I am a negotiator for a long established estate agent office in Filey where we see a few leasehold sales derailed due to leases having less than 80 years remaining. I have been given inconsistent advice from local Filey conveyancing solicitors. Could you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a leasehold flat in Filey, conveyancing was carried out 10 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Filey with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease expires on 21st October 2104

With just 80 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.