Would the conveyancing lawyers listed on your site carry out auction conveyancing in Durham?
There are a few auction practitioners we can put you in touch with those conducting auction conveyancing. Durham is one of our areas of in which our lawyers have offices.
When it comes to lenders such as Clydesdale, do Durham property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Last month we had a mortgage agreed in principle with TSB. Durham conveyancing lawyers are chosen. How long does it take for TSB to send the offer to the conveyancing practitioner?
There is no definitive answer here. Have TSB done the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my bank requires a lease extension. I have called into my local Durham building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Durham conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Provided that the conveyancer is on the lender panel, she or he must follow the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will my lawyer be asking questions regarding flooding during the conveyancing in Durham.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Durham. There are those who acquire a property in Durham, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Durham. The standard information supplied to a buyer’s solicitor (where the Conveyancing Protocol is adopted) contains a usual inquiry of the seller to discover if the premises has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the owner, then a purchaser may commence a legal claim for losses stemming from an misleading response. The purchaser’s solicitors may also order an enviro search. This should reveal if there is any known flood risk. If so, further inquiries should be made.
In what way does the Landlord & Tenant Act 1954 affect my business property in Durham and how can you help?
The particular law that you refer to provides protection to commercial tenants, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Durham
In searching the web for the words on line conveyancing in Durham it reveals numerous solicitorsin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for me?
The best way of finding the right conveyancer is via trusted referral, so ask friends and relatives who have bought a property in Durham or a local estate agent or financial adviser. Fees for conveyancing in Durham differ, so it's sensible to secure a minimum of four quotes from varying types of companies. Be sure to seek confirmation that the charges are assured not to to be inflated.
I have just appointed agents to market my basement flat in Durham. Conveyancing has not commenced, however I have just received a half-yearly maintenance charge demand – what should I do?
The sensible thing to do is discharge the service charge as normal because all ground rent and service charges will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Durham Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
What prohibitions exist in the Durham Lease? Generally speaking the cost for major works are not included within maintenance charges, albeit that some managing agents in Durham require tenants to pay into a reserve fund created for the specific purpose of building a fund for major repairs or maintenance. You should be aware that where the lease has fewer than 80 years it will have adverse implications on the marketability of the property. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and it is worth finding out what this will be. Remember, in most cases you would be be obliged to have been the owner of the premises for a couple of years before you are eligible to carry out a lease extension.