Please help - my lawyer says that lack of right of way insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Sacriston?

The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

How can we tell if a Sacriston conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in Sacriston obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.

Barclays have agreed my mortgage in principle, my offer on a property in Sacriston has been agreed to, what happens next?

The property agent will want to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s approved list). Contact Barclays or the financial adviser and complete any relevant forms. Barclays will sellect a valuer who will get in contact with the selling agent or seller to book an appointment. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Barclays will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sacriston.

I have been told that property searches are the number one reason for delay in Sacriston conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays in the conveyancing process. Local searches are unlikely to be the root cause of holding up conveyancing in Sacriston.

I am purchasing a new build house in Sacriston benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not inform my conveyancer about this extras as it would affect my mortgage with Barnsley Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Am I best advised to use a Sacriston conveyancing lawyer in close proximity to the house I am purchasing? We have a good friend who can handle the conveyancing however her office is 400kilometers away.

The primary upside of using a local Sacriston conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that must trump using an unknown Sacriston conveyancing lawyer just because they are local.

Do you have any top tips for leasehold conveyancing in Sacriston with the purpose of expediting the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Sacriston can be bypassed where you get in touch lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the buyers’ conveyancers.
If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Sacriston state that internal structural alterations or addition of wooden flooring require a licence issued by the Landlord acquiescing to such changes. Should you fail to have the paperwork in place do not contact the landlord without contacting your solicitor before hand. Some Sacriston leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. The majority of landlords or managing agents in Sacriston charge for supplying management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Sacriston.

I inherited a basement flat in Sacriston, conveyancing was carried out in 1999. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Sacriston with over 90 years remaining are worth £227,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2097

With just 72 years left to run the likely cost is going to range between £9,500 and £11,000 plus legals.

The figure that we have given is 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 comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.