Please help. My Stokesley lawyer is advising me that she is duty bound toorder Stokesley conveyancing searches asthe firm are on the Lloydssolicitor panel. Is my conveyancer right?

You have limited options available to you. As you are obtaining a home loan with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Stokesley conveyancing searches.

I used Wolstenholmes a few years ago for my conveyancing in Stokesley. Now, I need my documents but cannot find the solicitor. 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 Stokesley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am selling my property. My past conveyancers has retired. It would be helpful to have a recommendation of a conveyancing firm. Im based in Stokesley if that makes a difference.

Do use our search tool to help you find a solicitor for your conveyancing in Stokesley. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

I am using a search engine for the term cheap conveyancing in Stokesley it brings up many conveyancerslocally. How do I determine which is the right solicitor for my move?

The ideal way of seeking the right conveyancer is through a personal recommendation, so ask friends and family who have purchased a property in Stokesley or the reputable estate agent or mortgage broker. Costs for conveyancing in Stokesley differ, so it's advisable to secure at least four costs illustrations from different property lawyers. Make sure that you clarify that the fees are fixed.

Do you have any top tips for leasehold conveyancing in Stokesley with the aim of saving time on the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Stokesley can be avoided where you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the buyers’ representatives.
If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Organising a new share certificate can be a time consuming formality and delays many a Stokesley conveyancing transaction. If a new share certificate is needed, do contact the company director and secretary or managing agents (where relevant) for this as soon as possible. Many freeholders or Management Companies in Stokesley charge for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Stokesley. If there is a history of conflict with your landlord or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as historic rather than unsettled.

I bought a garden flat in Stokesley, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Stokesley with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 per annum. The lease terminates on 21st October 2093

With 69 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.