What is the optimal way of choosing a cost effective conveyancing in Durham?
Option 1 is to ask your friends and family whom they would instruct.
Second, use a search tool on the internet for conveyancing in Durham. Call two or three from the list and request that they forward you their conveyancing costs illustrations and discuss your needs with the solicitor who will handle the conveyancing ahead ofcommitting.
Third is to make use of this site to help you find the right lawyers taking into account your individual requirements including location,timings, complexity and who the proposed lender is. Do not be teased by ninety nine pound conveyancing in Durham
We wanted to use a conveyancing solicitor in Durham for our home move. Our broker informed us that our bank Nationwide Building Society won't deal with them. Surely this is unfair competition?
Lenders on the whole restrict either the category or the amount of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the number of firms they use to act for them. You should note that Nationwide Building Society have no responsibility for the quality of advice provided by any member of Nationwide Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there are differing views concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Durham only carry out one or two conveyances a year.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Durham. Do I receive the keys to the house on completion from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Durham?
On the day of completion you will not be required to attend the conveyancers office in Durham. Your solicitors will transfer the completion advance to the seller's conveyancers, and once they have received this, you will be called to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
About to purchase apartment in Durham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Durham solicitor is on the HSBC conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Durham solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Durham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in Durham? or I am told that there is a law dating back centuries that could mean that homeowners residing in a parish church boundary may be liable to pay for repairs towards the chancel within the church. Is this applicable for conveyancing in Durham?
Unless a prior acquisition of the premises took place after 12 October 2013 you can assume that solicitors delivering conveyancing in Durham to continue to recommend a chancel search and or chancel repair liability policy.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Durham I like with a park and station in the vicinity, however it's only got 51 years on the lease. There is not much else in Durham suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
I am on look out for some leasehold conveyancing in Durham. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in Durham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a garden flat in Durham, conveyancing formalities finalised half a dozen years ago. 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 Durham with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2093
With 68 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 provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.