How do I check that the solicitor conducting my conveyancing in Durham is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £175.00 in another set of conveyancing charges.
Feel free to make the most of the search tool on this page. Pick the lender and type ‘Durham’ or your location and you will be presented with numerous conveyancers based in Durham or by proximity to you.
What is the difference between a licensed conveyancer and conveyancing solicitor in Durham
There are many registered licenced Conveyancers in Durham and Solicitor practices in Durham to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We are getting a further advance on our mortgage from Principality as we intend to conduct renovations to our house in Durham. Do we need to select a nearby Durham solicitor on the Principality conveyancing panel to handle the legals?
Principality would not normally require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
We expect to receive a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Durham solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Durham solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
Will our lawyer be raising enquiries concerning flooding during the conveyancing in Durham.
The risk of flooding is if increasing concern for lawyers dealing with homes in Durham. Some people will buy a property in Durham, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their solicitors which will figure out the risks in Durham. The standard property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to discover if the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser could bring a compensation claim as a result of such an incorrect response. The buyer’s conveyancers should also commission an environmental search. This will disclose if there is a recorded flood risk. If so, further investigations should be made.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Durham for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is in my name in the name of the previous owner?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Durham conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Durham is where the house is located. What do you suggest?
Flying freeholds in Durham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Durham you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Durham may decide 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 premises.
Estate agents have just been given the go-ahead to market my basement apartment in Durham. Conveyancing solicitors are to be appointed soon, but I have just had a quarterly maintenance charge invoice – Do I pay up?
It best that you clear the invoice as normal as all rents and service invoices should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless 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. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a 2 bed flat in Durham, conveyancing was carried out February 1999. Can you work out an approximate cost of a lease extension? Corresponding properties in Durham with over 90 years remaining are worth £211,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2092
With 67 years remaining on your lease the likely cost is going to range between £10,500 and £12,000 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.