Forgive me if this question is silly but I am unseasoned as FTB of a two bedroom flat in Hinton St George. Do I receive the keys to the property on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Hinton St George?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s lawyers, and once they have received this, you should be able to collect the keys from the selling Agents and move into your new home. Usually this happens early afternoon.

Does a directory service exist listing Yorkshire BS panel conveyancers in Hinton St George on the UK Finance Lenders’ Handbook Website?

No. There is no such directory service on the CML or Building Society Association websites. Very few banks make their panel listings open the public online. Where you are seeking to appoint a Hinton St George conveyancer on the Yorkshire BS please use our facility.

is it true that all Hinton St George conveyancing solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel in which case such practice would be regulated by the CLC.

I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Hinton St George I like with open areas and station nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Hinton St George suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

If you need a mortgage the shortness of the lease will be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.

Given that I am about to spend hundreds of thousands of pounds on a terraced house in Hinton St George I would like to talk to a solicitor about myhouse move ahead of giving the go ahead to the firm. Is this something that you can arrange?

We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer due to be doing your property ownership legalities in Hinton St George.There is no ‘factory style conveyancing’ - every client is unique individual, not a file reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Hinton St George should be the amount on the final invoice that you are charged.

I have just appointed agents to market my ground floor flat in Hinton St George. Conveyancing solicitors are to be appointed soon, however I have just received a quarterly service charge invoice – Do I pay up?

It best that you discharge the maintenance contribution as usual given that all rents and maintenance charges will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

I invested in buying a basement flat in Hinton St George, conveyancing formalities finalised July 2012. How much will my lease extension cost? Comparable flats in Hinton St George with an extended lease are worth £211,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2092

With only 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.

Why do I have to provide my conveyancing practitioner with numerous items of ID ahead of starting selling or purchasing a property in Hinton St George?

Hinton St George conveyancing practitioners are required by the Law Society, SRA, the Land Registry and current Money Laundering Regulations to record that the have verified the identity of their clients. It is also sometimes a condition of your bank where you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and DOB.