Have just purchased a repossessed house at auction in North Cave. Conveyancing is required. What are my next steps?

Having to all intents and purposes signed on the dotted line you must find a conveyancing practitioner as a matter of priority as you are faced with a fast approaching a fixed date to complete the purchase. Every auction property should have a corresponding legal pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You should give this to the solicitor working for you ASAP. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.

Completion of my remortgage has taken place for my property in North Cave. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

After what seems like an age I have had an offer on a maisonette in North Cave accepted, but there is a chain. The vendors have placed an offer on a flat, however it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in North Cave. What should be my next step? At what stage do I apply for the mortgage with RBS?

It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, North Cave conveyancing search fees, etc). First, you should ensure that your property lawyer is on the RBS conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a rising market some buyers will apply for a home loan with RBS and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with the conveyancing in North Cave.

I have todayfound out that Wolstenholmes have closed. They conducted my conveyancing in North Cave for a purchase of a leasehold apartment 9 months ago. How can I establish that my home is not still registered in the name of the previous owner?

The quickest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of North Cave conveyancing specialists.

My husband and I are new on the property ladder - agreed a price, yet the agent informed us that the owners will only issue a contract if we instruct their preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street conveyancer who is familiar with conveyancing in North Cave

It is improbable the vendors are driving this. Should the owner desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Speak to the owners direct and make the point that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you intend to instruct your preferred North Cave conveyancing firm - as opposed tothe ones that will provide their negotiator at the agency a kickback or achieve conveyancing figures pre-set by corporate headquarters.

Planning to complete next month on a ground floor flat in North Cave. Conveyancing solicitors have said that they will have a report out to me tomorrow. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in North Cave should include some of the following:

Repair and maintenance of the premises Details of the parties to the lease, for instance these could be the (you), superior lessor, landlord Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? What remedies are open the freeholder should you are in breach of your lease terms?

I bought a garden flat in North Cave, conveyancing formalities finalised in 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in North Cave with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease ceases on 21st October 2084

You have 59 years left to run the likely cost is going to span between £20,900 and £24,200 plus 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 in the absence of detailed investigations. 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 considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.

What type of premises does your North Cave conveyancing quotes apply to?

The quotes supplied are only appropriate to standard residential premises in England & Wales. If you have any different requirements for example industrial or agricultural land or commercial conveyancing in North Cave you should contact us to discuss your requirements .