I require conveyancing for an apartment in a relatively new development (seven years built) in Nafferton. Almost all the appartments have already been occupied. Do I need carry out the neighbourhood searches for my conveyancing in Nafferton?

If you are acquiring a property with the assistance of a mortgage, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Nafferton conveyancing searches are for you to decide upon. Your lawyer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Nafferton.

We see that you have a search directory listing firms on the Skipton conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Nafferton?

We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Nafferton.

In searching the world wide web for the words on line conveyancing in Nafferton it reveals numerous property lawyersin the area. How do I determine which is the right conveyancer for the sale of my house?

The preferential way of seeking the right conveyancer is via personal testimonial, so seek the counsel of friends and those you trust who have acquired a property in Nafferton or the respected estate agent or mortgage broker. Charges for conveyancing in Nafferton vary, so it's sensible to obtain a minimum of three quotes from varying types of law firms. Make sure that you clarify that the fees are fixed.

I am employed by a long established estate agent office in Nafferton where we have witnessed a few leasehold sales jeopardised due to short leases. I have received conflicting advice from local Nafferton conveyancing solicitors. Could you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

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 bought a 1 bedroom flat in Nafferton, conveyancing formalities finalised in 2001. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Nafferton with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2097

With just 72 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. 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. You should not move forward placing reliance on this information before getting professional advice.

I have noted on a number of consumer advice websites that before choosing a conveyancing firm they need approved by your lender. It happens to be my first home move but I have an offer in principle from Santander and I already have a local conveyancing solicitor in Nafferton on standby. Does Halifax insist on an approved lawyer to be instructed? Does a directory of approved firms even exist for my conveyancing in Nafferton?

You should choose a solicitor that is on the Halifax panel. Just telephone your chosen Nafferton conveyancing solicitor and ask if they are on the Halifax panel. If they are not on the panel you have a number of options available to you here:

• Complete the purchase with your preferred Nafferton conveyancer but Halifax will need to appoint a conveyancing practitioner on their conveyancing panel. This will result in additional fees and probable interruption.
• Appoint a fresh solicitor to act in the purchase, obviously checking they are on the Halifax conveyancing panel.
• Appeal to your solicitor to seek to join the bank panel.