I am expecting a mortgage offer from Lloyds. I intend to enlist the help of a Licensed Conveyancer in Northallerton. Does the Lloyds Conveyancing panel allow for Licensed Conveyancers?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

I'm buying my first flat in Northallerton with a mortgage from TSB. The sellers would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my lawyer about the deal as it could adversely affect my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Northallerton is the location of the property. Is there any guidance you can impart?

Flying freeholds in Northallerton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northallerton you would need to get your solicitor to go 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 Northallerton may ascertain 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.

Do I need to be wary by third parties that I am dealing with are encouraging me to use a factory type conveyancing firm as opposed to a High Street Northallerton conveyancing practice?

As is the case with many professional services, often input from family and friends can be very helpful. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend solicitors to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. Don't forget that many lenders operate an approved list of solicitors you are obliged to use for the mortgage related work in your home move.

My partner and I may need to rent out our Northallerton 1st floor flat for a while due to a new job. We instructed a Northallerton conveyancing firm in 2003 but they have closed and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?

Some leases for properties in Northallerton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.

I purchased a ground floor flat in Northallerton, conveyancing was carried out May 2012. Can you work out an approximate cost of a lease extension? Comparable flats in Northallerton with an extended lease are worth £185,000. The ground rent is £65 invoiced annually. The lease ends on 21st October 2087

You have 61 years remaining on your lease we estimate the price of your lease extension to be between £19,000 and £22,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.