My mortgage company has recommended a law firm on their panel based in Northallerton but I would rather instruct a conveyancing lawyer in Northallerton local to me. Are you able to assist?

Not all Northallerton conveyancing practices are listed all banks conveyancing panel. Use the above search tool to locate a Northallerton conveyancing solicitor on the on the bank panel.

We have a mortgage agreed in principle with Clydesdale. Northallerton conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

There is no definitive answer here. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Completion of my remortgage has taken place for my property in Northallerton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department 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 with full details of your complaint.

I have instructed a Northallerton lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?

Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Northallerton surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

My husband and I are new on the property ladder - had an offer accepted, but the property agent advised that the owners will only issue a contract if we use the agent's chosen conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Northallerton

It is highly unlikely the sellers are driving this. Should the owner desire ‘a quick sale', turning down a motivated purchaser is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you intend to appoint your preferred Northallerton conveyancing solicitors - not the ones that will give their negotiator at the agency a kickback or hit his conveyancing thresholds pre-set by HQ.

I have recently realised that I have Sixty One years remaining on my lease in Northallerton. I need to get lease extension but my freeholder is absent. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to locate the lessor. On the whole an enquiry agent should be useful to carry out a search and to produce an expert document which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Northallerton.

I purchased a 1st floor flat in Northallerton, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Equivalent flats in Northallerton with a long lease are worth £211,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2093

With just 68 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 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 renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

My conveyancers in Northallerton have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.