What happens if my solicitor is suspended from the Yorkshire BS Conveyancing panel ahead of completing my conveyancing in Little Haven?

First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

A relative recommended that where I am buying in Little Haven I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally quoted for as part of the standard Little Haven conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Little Haven around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Little Haven Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Little Haven Education with plans and statistics, Local Amenities and other useful data concerning Little Haven.

The deeds to my property are lost. The solicitors who dealt with the conveyancing in Little Haven 10 years ago are no longer around. What do I do?

Nowadays there are copies made of almost everything, and your lawyer will know exactly where to find all the suitable documentation so you can purchase or dispose of your house without a hitch. Where copies can’t be found, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on the property.

I am intending to let out my leasehold apartment in Little Haven. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?

A small minority of properties in Little Haven do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates 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 permission.

I acquired a leasehold flat in Little Haven, conveyancing having been completed June 2005. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Little Haven with an extended lease are worth £216,000. The ground rent is £50 yearly. The lease terminates on 21st October 2095

With 69 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.

The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other 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 placing reliance on this information without first getting professional advice.

I require the services of a bank panel solicitor in Little Haven. Can you assist?

It is not clear why you need a Little Haven panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Little Haven are on their panel . If you do find such a firm in Little Haven not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site