I am buying a house and the lawyer has mentioned Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in Malton

Unless a previous purchase of the property took place post 12 October 2013 you can expect conveyancing practitioners handling conveyancing in Malton to continue to advocate a chancel search and or insurance against a claim.

I am buying my first flat in Malton with a loan from The Royal Bank of Scotland. The developers would not budge the price so I negotiated 6k of additionals instead. The sale representative advised me not inform my lawyer about the extras as it may impact my loan with The Royal Bank of Scotland. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Is it simple use the search facility to choose a conveyancing lawyer in Malton on the approved list for my mortgage?

First choose a bank such as Nationwide Building Society, Bank of Scotland or Bank of Ireland then choose your location for instance Malton. Conveyancing organisations in Malton and across England and Wales should be shown.

I am using a search engine for the words on line conveyancing in Malton it reveals many property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for the sale of my house?

The best way of seeking the right conveyancer is via trusted testimonial, so enquire of friends and those you trust who have purchased a property in Malton or a respected estate agent or mortgage broker. Costs for conveyancing in Malton differ, so it's advisable to obtain at least three fee estimates from different conveyancers. Make sure that you clarify that the fees are fixed.

Are there common deficiencies that you witness in leases for Malton properties?

There is nothing unique about leasehold conveyancing in Malton. Most leases are unique and drafting errors can sometimes mean that certain sections are erroneous. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Chelsea Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to withdraw.

I am the registered owner of a ground floor flat in Malton, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Corresponding flats in Malton with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2075

With just 50 years left to run the likely cost is going to span between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.