Do the conveyancing practitioners to be found on your site conduct auction conveyancing in Durham?
We know of a number of auction practitioners we can connect you with those who can conduct auction conveyancing. Durham is just one of our locations where our lawyers are based.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Durham?
There are two types of lawyers who can execute conveyancing in Durham namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. Both are required to conduct Durham conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the requirements and steps will be correctly attended to.
I had a mortgage agreed in principle with Yorkshire BS. Durham conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
Some lenders take longer than others. Have Yorkshire BS completed the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Intending to buy a house 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 Co-operative 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 conveyancer is on the Co-operative conveyancing panel.
I am selling our property in Durham and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Durham lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Durham. Having lived in Durham for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must check with 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 health insurance to cover that same sickness)
I am buying my first flat in Durham with a mortgage from Lloyds TSB Bank. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my lawyer about the deal as it would adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have recently realised that I have 62 years remaining on my lease in Durham. I am keen to extend my lease but my freeholder is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to track down the landlord. In some cases an enquiry agent would be useful to conduct investigations and prepare a report which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the vesting order request to the County Court covering Durham.
I bought a studio flat in Durham, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Durham with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease ends on 21st October 2092
With just 70 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
What is the difference between surveying and conveyancing in Durham?
Conveyancing - in Durham or elsewhere - is the legal term given to transferring legal title of property from one person to another. It therefore includes the investigation of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are intending to buy and will help you find out about the condition of the building and, if there are problems, give you leverage for reducing the price down or asking the vendor to remedy the problems before you move in.