My wife and I have recently appointed a conveyancing solicitor in Riding Mill. I I am struggling to find out if they are on the Nationwide Building Society conveyancing panel. Could you help?

You should contact your conveyancer and ask them whether they are on the lender panel. Alternatively please get in touch with Nationwide Building Society who may be able to confirm.

I have paid off my mortgage with Nottingham. I assume I don't need a Riding Mill conveyancing practitioner on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Nottingham has sent the Land Registry the discharge electronically, and
3. Nottingham has instructed the Land Registry to do so

The mortgage over my property is with Aldermore for my property in Riding Mill. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?

Aldermore must be informed of your intention prior to letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.

Yorkshire BS have agreed my home loan in principle, my bid on a apartment in Riding Mill has been accepted, what happens next?

The estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the bank’s panel). Call up Yorkshire BS or the financial adviser and complete any outstanding forms. Yorkshire BS will instruct a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Riding Mill.

Have completed on a a terraced house in Riding Mill , What is the estimated time for the Land Registry to register my proprietorship? My Riding Mill conveyancing solicitor has been painfully slow, so I want to check that my purchase is registered.

As far as conveyancing in Riding Mill is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd parties. At present roughly 80% of submission are fully addressed within two weeks but occasionally there can be protracted delays. Registration takes place once the new owner has moved in to the property therefore post completion formalities is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.

I need to instruct a conveyancing lawyer in Riding Mill for my purchase. Is there any facility to see a firm’s complaints history with the profession’s regulator?

Members of the public can review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded call for training reasons.

I would like to sublet my leasehold apartment in Riding Mill. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A lease governs relations between the landlord and you the flat owner; specifically, it will say if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Riding Mill do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the tenancy agreement.

I purchased a 2 bed flat in Riding Mill, conveyancing formalities finalised May 2007. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Riding Mill with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2090

With just 66 years unexpired the likely cost is going to be between £12,400 and £14,200 as well as legals.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.