We are purchasing a newly built flat in Yarm and my conveyancer is telling me that she has to the lender to reveal incentives from the developer. The Estate Agents are hassling me to sign contracts and my preference is not to prolong matters. Is my lawyer right?

You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

I am close to exchanging contracts on the sale of our property in Yarm and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Yarm conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Yarm. We have lived in Yarm for many years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)

I have been sourcing a conveyancing lawyer in Yarm for my house move. Is there any facility to see a firm’s complaints history with the profession’s regulator?

One can find published Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could monitor call for training requirements.

My wife and I purchased a leasehold flat in Yarm. Conveyancing and Barclays Direct mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Yarm who acted for me is not around. What should I do?

First contact HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Yarm conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a 2 bed flat in Yarm, conveyancing having been completed March 2001. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Yarm with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2091

With only 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

Living abroad I am unable to travel my Yarm conveyancing practitioners office to execute documents connected to my conveyancing in Yarm – will this be problematic?

Not a problem. Yarm conveyancing solicitors can undertake home moves for clients throughout the rest of the country. It is not necessary for you to be able to meet your lawyer in the flesh at a Yarm conveyancers office. They can deal with all communications remotely from their Yarm premises.