A friend recommended that if I am purchasing in North Yorkshire I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is usually included in the estimate for your North Yorkshire conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about North Yorkshire around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the North Yorkshire Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, North Yorkshire Education with maps and statistics, Local Amenities and other useful data about North Yorkshire.

Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who did the conveyancing in North Yorkshire 5 years ago no longer exist. Will I be able to sell the house?

Gone are the days when you need to hold title deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

I opted to have a survey completed on a property in North Yorkshire before appointing solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend refuse to issue a loan on such a premises.

It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in North Yorkshire. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in North Yorkshire to see if the conveyancing costs will increase in light of this.

How straightforward is it to use the search app to find a conveyancing lawyer in North Yorkshire on the panel for my mortgage?

Step one is to pick a lender such as Yorkshire Building Society, The Royal Bank of Scotland or TSB then type in your location such as North Yorkshire. Conveyancing organisations in North Yorkshire and beyond should be identified.

Completion is due on the disposal of our £250,000 apartment in North Yorkshire next Tuesday. The managing agents has quoted £324 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in North Yorkshire?

For most leasehold sales in North Yorkshire conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering conveyancing due diligence enquiries Where consent is required before sale in North Yorkshire Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for North Yorkshire leasehold property is £350. For North Yorkshire conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I own a garden flat in North Yorkshire, conveyancing formalities finalised May 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in North Yorkshire with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease runs out on 21st October 2075

With only 51 years unexpired we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.