I have given 8 weeks notice to my existing landlord and must be out of my let out property in Willerby by 22/4/2025. Conveyancing on my purchase has just started. Is it possible to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?

It is unwise to give notice on a rental unless you have exchanged. Assuming that you have not already done so, speak to your conveyancer and urge them to they seek the assistance the other side, try to an acceptable time-line that all parties will work towards

We're in Willerby, First timers purchasing with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

My stepmother advised me that in purchasing a property in Willerby there may be a number of restrictions limiting what one can do in terms of external alterations to the property. Is this right?

We are aware of a number of properties in Willerby which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Willerby should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Completion of my purchase has taken place for my property in Willerby. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Willerby bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Willerby conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their published requirements. I have no idea who is right.

Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Willerby is where the house is located. Can you shed any light on this issue?

Flying freeholds in Willerby are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Willerby you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Willerby may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Last September I purchased a leasehold property in Willerby. Do I have any liability for service charges relating to a period prior to my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I acquired a basement flat in Willerby, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Willerby with over 90 years remaining are worth £222,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2096

With 71 years unexpired we estimate the premium for your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.