Just been in touch with my conveyancing solicitor in Gilberdyke who completed the legal work 18 months ago requesting a conveyancing estimate based on the same type of house sale & purchase (a leasehold residence and a freehold property) of similar values with a mortgage from Chelsea Building Society. It looks as though am now being quoted twice the amount. Should I hunt for a cheaper online firm of conveyancing solicitor?

The quote is fractionally on the high side. If you shop around you could shave off some of the expense by as much as £125. On the other hand, assuming were satisfied with the service the firm gave you couldcome to rue choosing an a cheaper solicitor. Don't forget to be sure that the conveyancer can act for Chelsea Building Society. You can use our search tool to get a quote a Gilberdyke conveyancing firm on the Chelsea Building Society member panel, which can often include conveyancing solicitors in Gilberdyke.

Me and my brother own a terraced Victorian property in Gilberdyke. Conveyancing lawyer represented me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Chelsea Building Society to clarify?

You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gilberdyke and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who carried out the work.

I am buying a new build house in Gilberdyke with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the side-deal as it could jeopardize my mortgage with The Royal Bank of Scotland. 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.

Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Gilberdyke is the location of the property. Can you shed any light on this issue?

Flying freeholds in Gilberdyke are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Gilberdyke 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 Gilberdyke may decide 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.

Do you have any top tips for leasehold conveyancing in Gilberdyke from the perspective of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Gilberdyke can be bypassed if you appoint lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ lawyers.
If you have the benefit of shareholding in the Management Company, you should make sure that you have the original share certificate. Obtaining a new share certificate can be a lengthy process and slows down many a Gilberdyke conveyancing deal. If a reissued share is necessary, do contact the company officers or managing agents (where relevant) for this as soon as possible. Some Gilberdyke leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents 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 annual 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. Many landlords or managing agents in Gilberdyke levy fees for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Gilberdyke. You believe that you know the number of years left on your lease but you should double-check via your conveyancers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is important at an early stage that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.

I invested in buying a 1st floor flat in Gilberdyke, conveyancing having been completed in 1996. How much will my lease extension cost? Similar flats in Gilberdyke with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease runs out on 21st October 2074

You have 50 years unexpired we estimate the premium for your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

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 investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.