The housing market in Robin Hoods Bay is heating up. What can I do to speed up matters?

Where you are under a tight deadline for your conveyancing we would recommend that your conveyancer is familiar with the area as they will benefit local relationships and insight. It is possible that they would have handled previoushomes in the same street. Therefore consider using a Robin Hoods Bay conveyancing lawyer. Second, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that nearly one in five of Robin Hoods Bay conveyancing deals are held up or jeopardised after discovering a buyer’s lawyer was not on their banks member panel. In many cases this discovery resulted in the legal transfer of property being delayed by an average of three weeks. It is understood that this issue impacts in the region of 100,000 home sales every year. Many Robin Hoods Bay conveyancing practices can not represent certain mortgage companies so do check at the outset.

I used Stirling Law several years ago for my conveyancing in Robin Hoods Bay. Now, I need my documents but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Robin Hoods Bay of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

My father-in-law has suggested that I instruct his lawyers for conveyancing in Robin Hoods Bay. Do I follow his advice?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to seek referrals from friends or family who have actually previously instructed the conveyancer that you are contemplating using.

We expect to complete our sale of a £350,000 maisonette in Robin Hoods Bay next Monday. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Robin Hoods Bay?

Robin Hoods Bay conveyancing on leasehold apartments normally necessitates administration charges levied by managing agents :

Completing pre-contract questions Where consent is required before sale in Robin Hoods Bay Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your lawyer will have no control over the level of the charges for this information but the average costs for the information for Robin Hoods Bay leasehold premises is £350. For Robin Hoods Bay 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.

Leasehold Conveyancing in Robin Hoods Bay - Sample of Queries before Purchasing

Does the lease include onerous restrictions? You should be aware that where the lease has no more than 80 years it will affect the value of the apartment. Check with your bank that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you will need to own the property for two years before you are eligible to exercise a lease extension. Be sure to investigate if there is anything that is prohibited in the lease. By way of example it is very common in Robin Hoods Bay leases that pets are not allowed in certain buildings in Robin Hoods Bay. If you like the propertyin Robin Hoods Bay however your cat is not allowed to move with you then you have a very hard determination.

I am an executor of my recently deceased mum’s Will, with a property in Robin Hoods Bay which is to be marketed. The property is unregistered at HMLR and I'm told that some estate agents will insist that it is completed before they will move forward. What's the mechanism for this?

In the circumstances that you have set out it seems advisable to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.